24 Longwood Ct E · Towamencin, PA 19438

$175,000

2 bd · 2.0 ba · 1,236 sqft · Manufactured public records · 13 Days on market

Built 1995

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adult 55+ Large Federal Model. Eat-in kit, cath ceilings, Main bath w/ double sinks. gas heat & A/C. Covered porch w/ roll up shades. New dishwasher, 5 cabel Jacks, 3 phone Jacks, Priced to Sell. Seller will have Professionally Cleaned

Key facts

• Community pool
• Community clubhouse
• Front porch

Tags

• WALNUT MEADOWS COMMUNITY
• FRONT PORCH
• 3-SEASON ROOM
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Land lease of $928 per month (100 years remaining)
• HOA & community: Monthly HOA fee of $996; HOA covers common area maintenance, management, pools, sewer, and snow removal; Community amenities include a clubhouse and swimming pool

Exterior

• Parking: Paved driveway with 2 driveway spaces (2 total garage/parking spaces)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Located in a senior community (55+)
• Construction: Vinyl siding
• Exterior features: Community pool; Shed; Not in a federal flood zone

Interior

• Kitchen: Built-in range; Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms on the main level (Master bedroom, Bedroom 2)
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump(s); Central air
• Interior features: Eat-in kitchen; Master bathroom; Stall shower; Living room; Dining room; Sun/Florida room
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• North Penn SD (suburban): math 48% / reading 67% proficiency, ranked #76 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 93 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $175k implies a 95% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.32% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.93%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $18,247
• Equity at exit: $26,093

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $75,797
• Equity at exit: $15,131

Cash invested: $49,000 (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 19438

• Active inventory: 93
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,310 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $732

Break-even live

Break-even rent $1,383

Max offer price $175,000

Occupancy floor 63%

Sensitivity live

Price	-10% $831	-5% $782	+0% $732	+5% $683	+10% $633
Rent	-10% $550	-5% $641	+0% $732	+5% $824	+10% $915
Rate	-1.0pp $820	-0.5pp $777	base $732	+0.5pp $687	+1.0pp $641

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Devonshire Ct Lansdale, PA	3.0	2.5	1400	$2,500	$1.79	44d	1	0.57mi
2225 Mulberry Ct Lansdale, PA	3.0	1.5	1224	$1,000	$0.82	12d	1	0.67mi
1203 Crosshill Ct Lansdale, PA	2.0	1.0	945	$1,900	$2.01	2d	1	0.78mi
108 Continental Dr Unit 281 Harleysville, PA	2.0	1.5	1331	$2,300	$1.73	22d	1	1.13mi
100 Jacobs Hall Ln Lansdale, PA	1.0–3.0	1.0–2.5	1348	$3,092	$2.29	2d	9	1.22mi

Listing history 10 events

1. 2026-06-18
   days on market $175,000 Active 13 DOM
2. 2026-06-17
   days on market $175,000 Active 12 DOM
3. 2026-06-16
   days on market $175,000 Active 11 DOM
4. 2026-06-15
   days on market $175,000 Active 10 DOM
5. 2026-06-13
   days on market $175,000 Active 8 DOM
6. 2026-06-13
   days on market $175,000 Active 7 DOM
7. 2026-06-09
   days on market $175,000 Active 4 DOM
8. 2026-06-08
   days on market $175,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $175,000 Active 2 DOM

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$770/yr (+$64/mo · 62.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,723
• − Mortgage interest: −$9,803
• − Property taxes: −$1,226
• − Insurance: −$875
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$5,091
• Taxable income: $6,293
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $7,277/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: North Penn SD
• NCES district ID: 4217280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 67% ▼ -9.00%
• Median HH income: $76,866
• Composite: 51.5/100
• National rank: #1722
• State rank: #76 of 539 in PA

Livability — Towamencin

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Kulpsville, PA
• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 25,438
• Household income: $138,134
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 653.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Two or more races 6% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Subsaharan African 2% Iranian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Asian/Pacific 1% Vietnamese 1%

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: ▼ -190.96%
• Current HPI: 280.149
• Rent YoY: —
• 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

+119.4% since first listed

6 events — show timeline

• 2026-06-05 Listed $175,000 BRIGHT MLS
• 2001-12-12 Sold (MLS) $89,900 BRIGHT MLS
• 2001-11-17 Listing Removed — BRIGHT MLS
• 2001-11-14 Listed $89,900 BRIGHT MLS
• 2001-05-21 Sold (MLS) $79,750 BRIGHT MLS
• 2001-04-06 Listed $79,750 BRIGHT MLS

Property tax history

-1.5%/yr

Latest (2026): $1,226 · +4.6% YoY. Source: county tax records.