165 W Ridge Pike #109 · Trappe, PA 19468

$124,900

2 bd · 1.5 ba · 960 sqft · Manufactured public records · 31 Days on market

Built 1984

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own Your Own Place! Cheap Independent Living In Limerick Township. 3 Br 1 1/2 Bath Double Wide Mobile Home On Rented Lot. 2 Sheds, 2 Decks, Yard Backs Up To Open Field. $375 Lot Rent Includes Water, Sewer, Electric, Snow & Trash Removal. Needs A Little Tlc, But Is Sound. Come And Make It Your Own! Buyer Must Be Approved By Park Management & Pay $805 Deposit Plus 1 Month Lot Rent.

Key facts

• Fully remodeled
• Vaulted ceilings
• Open concept layout

Tags

• FULLY REMODELED
• ENERGY CONSCIOUS UPGRADES
• EXPANSIVE BACKYARD VIEWS
• OPEN CONCEPT LAYOUT
• VAULTED CEILINGS
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Ownership interest: Ground Rent; Not in a federal flood zone; Pets allowed on a case-by-case basis with number limits
• Financial info: Ground rent listed as an annual income/expense item
• HOA & community: Park: Limerick Terrace; Property manager present; Ground rent paid monthly ($675)

Exterior

• Parking: Gravel driveway with 2 parking spaces (total 2 spaces)
• Utilities: Public water; Public sewer; Cable and broadband available (including fiber optic); Municipal trash not provided; Propane available; Water billed separately (average monthly noted)
• Home design: Manufactured home (double wide); Estimated major remodel in 2026; Entry facing blacktop road surface; Ground rent exists (monthly payment)
• Construction: Vinyl siding; Shingle roof; Not winterized; Above-grade and below-grade structures noted; Model: Brookwood-6426; Make: Burlington; Dimensions approx. 23' x 40'
• Exterior features: Deck(s); Shed; Rear yard that backs to trees; Level lot

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas oven/range; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom; One half bathroom (both on the main level)
• Heating & cooling: Forced air heating (propane - leased); Ductless / mini-split cooling; Electric hot water; 100 Amp electric service
• Interior features: Open floor plan with combination kitchen/living area; Family room off the kitchen; Kitchen island; Master bathroom; Recessed lighting; Upgraded countertops; Tub/shower; Drywall and vaulted ceilings
• Laundry & utility: Washer and dryer on the main floor; Energy-efficient appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 1.5% in Trappe — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#245 in PA, #2,090 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute F, health & safety D-.
• Spring-Ford Area SD (suburban): math 58% / reading 78% proficiency, ranked #23 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Evans El Sch (math 67% / reading 80%, grade A, #113 of 1,518 statewide, top 8%, 559 students, 16% FRL); Spring-Ford Intrmd Sch 5Th/6Th (math 49% / reading 77%, grade B+, #29 of 512 statewide, top 5%, 1,278 students, 19% FRL); Spring-Ford Shs 9-12 Ctr (math 94% / reading 86%, grade A+, #3 of 437 statewide, top 0%, 2,631 students, 18% FRL).
• Market conditions: Rents soft (-1.2%/yr); 138 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $125k implies a 1369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.71% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 1.96×
• Total profit: $33,400
• Equity at exit: $18,623

10-year hold

• IRR: 30.1%
• Equity multiple: 3.34×
• Total profit: $81,886
• Equity at exit: $10,799

Cash invested: $34,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 19468

• Rents YoY: -1.2%
• Active inventory: 138
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$655
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $941

Break-even live

Break-even rent $949

Max offer price $124,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,012	-5% $977	+0% $941	+5% $906	+10% $871
Rent	-10% $772	-5% $857	+0% $941	+5% $1,026	+10% $1,110
Rate	-1.0pp $1,004	-0.5pp $973	base $941	+0.5pp $909	+1.0pp $876

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 W Ridge Pike #2 Royersford, PA	1.0	1.0	720	$1,475	$2.05	20d	1	0.55mi
150 Morgan Dr Royersford, PA	1.0–3.0	1.0–2.5	1075	$2,590	$2.41	45d	15	1.28mi
150 Morgan Dr Royersford, PA	1.0–3.0	1.0–2.5	1075	$2,380	$2.21	0d	15	1.28mi
151 Holly Dr Royersford, PA	1.0–2.0	1.0–2.0	964	$2,685	$2.78	0d	9	1.36mi
350 Brooke Dr Royersford, PA	1.0–3.0	1.0–2.5	1025	$2,410	$2.35	5d	9	1.45mi

Listing history 20 events

1. 2026-06-21
   pricedays on market $124,900 Active 31 DOM
2. 2026-06-18
   days on market $134,900 Active 28 DOM
3. 2026-06-17
   days on market $134,900 Active 27 DOM
4. 2026-06-16
   days on market $134,900 Active 26 DOM
5. 2026-06-15
   days on market $134,900 Active 25 DOM
6. 2026-06-13
   days on market $134,900 Active 23 DOM
7. 2026-06-13
   days on market $134,900 Active 22 DOM
8. 2026-06-09
   days on market $134,900 Active 19 DOM
9. 2026-06-08
   days on market $134,900 Active 18 DOM
10. 2026-06-07
    days on market $134,900 Active 17 DOM
11. 2026-06-04
    days on market $134,900 Active 14 DOM
12. 2026-06-03
    days on market $134,900 Active 13 DOM
13. 2026-06-02
    days on market $134,900 Active 12 DOM
14. 2026-06-01
    days on market $134,900 Active 11 DOM
15. 2026-05-31
    days on market $134,900 Active 10 DOM
16. 2026-05-22
    listed $134,900 Active
17. 2026-05-22
    historical $134,900
18. 2003-11-26
    soldstatus $8,500 394-char remark

    Show marketing remark (394 chars)

    Own Your Own Place! Cheap Independent Living In Limerick Township. 3 Br 1 1/2 Bath Double Wide Mobile Home On Rented Lot. 2 Sheds, 2 Decks, Yard Backs Up To Open Field. $375 Lot Rent Includes Water, Sewer, Electric, Snow & Trash Removal. Needs A Little Tlc, But Is Sound. Come And Make It Your Own! Buyer Must Be Approved By Park Management & Pay $805 Deposit Plus 1 Month Lot Rent.

19. 2003-09-26
    historical 394-char remark

    Show marketing remark (394 chars)

    Own Your Own Place! Cheap Independent Living In Limerick Township. 3 Br 1 1/2 Bath Double Wide Mobile Home On Rented Lot. 2 Sheds, 2 Decks, Yard Backs Up To Open Field. $375 Lot Rent Includes Water, Sewer, Electric, Snow & Trash Removal. Needs A Little Tlc, But Is Sound. Come And Make It Your Own! Buyer Must Be Approved By Park Management & Pay $805 Deposit Plus 1 Month Lot Rent.

20. 2003-09-10
    listed $8,500 394-char remark

    Show marketing remark (394 chars)

    Own Your Own Place! Cheap Independent Living In Limerick Township. 3 Br 1 1/2 Bath Double Wide Mobile Home On Rented Lot. 2 Sheds, 2 Decks, Yard Backs Up To Open Field. $375 Lot Rent Includes Water, Sewer, Electric, Snow & Trash Removal. Needs A Little Tlc, But Is Sound. Come And Make It Your Own! Buyer Must Be Approved By Park Management & Pay $805 Deposit Plus 1 Month Lot Rent.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $509 · $42/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$732/yr (+$61/mo · 143.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,681
• − Mortgage interest: −$6,996
• − Property taxes: −$509
• − Insurance: −$624
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$3,633
• Taxable income: $9,809
• Est. tax owed @ 24.0%: −$2,354
• After-tax cash flow: $8,941/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Spring-Ford Area SD
• NCES district ID: 4222560
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $84,931
• Composite: 60.97/100
• National rank: #802
• State rank: #23 of 539 in PA

Livability — Trappe

• Score: 79/100
• State rank: #245
• US rank: #2090

Category grades

Amenities C Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 28,194
• Household income: $108,534
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 555.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Asian 7% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 9% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 2%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -269.11%
• Current HPI: 300.9404
• Rent YoY: ▼ -1.17%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+1487.1% since first listed

5 events — show timeline

• 2026-05-22 Listed $134,900 BRIGHT MLS
• 2026-05-22 Coming Soon $134,900 BRIGHT MLS
• 2003-11-26 Sold (MLS) $8,500 BRIGHT MLS
• 2003-09-26 Listing Removed — BRIGHT MLS
• 2003-09-10 Listed $8,500 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2026): $509 · +4.8% YoY. Source: county tax records.