511 Maple Dr · Marlborough, PA 18054

$121,500

2 bd · 2.0 ba · 936 sqft · Manufactured public records · 214 Days on market

Built 2019 $130/sqft · 79% above area

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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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 511 Maple Drive, Green Lane, PA! This beautifully maintained 2-bedroom, 2-bathroom double-wide home offers comfort, convenience, and peace of mind—all in a friendly, pet-welcoming community just moments from scenic Green Lane Park. Step inside to find a bright and inviting living space that has been meticulously cared for and is completely move-in ready. The home’s thoughtful layout provides both privacy and functionality, perfect for everyday living or hosting guests. Enjoy the outdoors from your spacious front and back decks, ideal for relaxing, entertaining, or simply taking in the peaceful surroundings. The backyard area includes a shed for extra storage and a full-house generator, ensuring you’ll stay comfortable and secure during any weather. The home also offers the benefit of water and sewer services being included in the lot rent to ensure additional savings on your monthly bills. Located in a desirable, pet-friendly community, this home offers easy access to walking trails, fishing, and outdoor recreation at nearby Green Lane Park—perfect for nature lovers and those who enjoy an active lifestyle. Don’t miss the chance to make this lovingly maintained property your new home. Schedule your showing today and experience the comfort and convenience of 511 Maple Drive!

Key facts

• 2 parking spots
• Built 2019
• Listed 213 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Upper Perkiomen SD (suburban): math 39% / reading 55% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($840 loan paydown + $6k appreciation (5.3% local appreciation)).
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $28k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $106,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.68% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.16%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (median comp): $67,801
• List price: $121,500
• Delta: 79.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 3.43×
• Total profit: $82,711
• Equity at exit: $71,040

10-year hold

• IRR: 36.8%
• Equity multiple: 6.98×
• Total profit: $203,598
• Equity at exit: $124,454

Cash invested: $34,020 (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 18054

• Home prices YoY: 1.9%
• Active inventory: 24
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$637
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $827

Break-even live

Break-even rent $989

Max offer price $121,500

Occupancy floor 54%

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: $30,375
• Closing costs: $3,645
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $121,500 Active 214 DOM
2. 2026-06-17
   days on market $121,500 Active 213 DOM
3. 2026-06-16
   days on market $121,500 Active 212 DOM
4. 2026-06-15
   days on market $121,500 Active 211 DOM
5. 2026-06-14
   days on market $121,500 Active 209 DOM
6. 2026-06-13
   days on market $121,500 Active 208 DOM
7. 2026-06-10
   days on market $121,500 Active 206 DOM
8. 2026-06-09
   days on market $121,500 Active 205 DOM
9. 2026-06-08
   days on market $121,500 Active 204 DOM
10. 2026-06-07
    days on market $121,500 Active 203 DOM
11. 2026-06-05
    days on market $121,500 Active 200 DOM
12. 2026-06-03
    days on market $121,500 Active 199 DOM
13. 2026-06-02
    days on market $121,500 Active 198 DOM
14. 2026-06-01
    days on market $121,500 Active 197 DOM
15. 2026-05-31
    days on market $121,500 Active 196 DOM
16. 2026-05-31
    days on market $121,500 Active 195 DOM
17. 2026-05-19
    price $121,500 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 511 Maple Drive, Green Lane, PA! This beautifully maintained 2-bedroom, 2-bathroom double-wide home offers comfort, convenience, and peace of mind—all in a friendly, pet-welcoming community just moments from scenic Green Lane Park. Step inside to find a bright and inviting living space that has been meticulously cared for and is completely move-in ready. The home’s thoughtful layout provides both privacy and functionality, perfect for everyday living or hosting guests. Enjoy the outdoors from your spacious front and back decks, ideal for relaxing, entertaining, or simply taking in the peaceful surroundings. The backyard area includes a shed for extra storage and a full-house generator, ensuring you’ll stay comfortable and secure during any weather. The home also offers the benefit of water and sewer services being included in the lot rent to ensure additional savings on your monthly bills. Located in a desirable, pet-friendly community, this home offers easy access to walking trails, fishing, and outdoor recreation at nearby Green Lane Park—perfect for nature lovers and those who enjoy an active lifestyle. Don’t miss the chance to make this lovingly maintained property your new home. Schedule your showing today and experience the comfort and convenience of 511 Maple Drive!

18. 2026-04-25
    price $130,000 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 511 Maple Drive, Green Lane, PA! This beautifully maintained 2-bedroom, 2-bathroom double-wide home offers comfort, convenience, and peace of mind—all in a friendly, pet-welcoming community just moments from scenic Green Lane Park. Step inside to find a bright and inviting living space that has been meticulously cared for and is completely move-in ready. The home’s thoughtful layout provides both privacy and functionality, perfect for everyday living or hosting guests. Enjoy the outdoors from your spacious front and back decks, ideal for relaxing, entertaining, or simply taking in the peaceful surroundings. The backyard area includes a shed for extra storage and a full-house generator, ensuring you’ll stay comfortable and secure during any weather. The home also offers the benefit of water and sewer services being included in the lot rent to ensure additional savings on your monthly bills. Located in a desirable, pet-friendly community, this home offers easy access to walking trails, fishing, and outdoor recreation at nearby Green Lane Park—perfect for nature lovers and those who enjoy an active lifestyle. Don’t miss the chance to make this lovingly maintained property your new home. Schedule your showing today and experience the comfort and convenience of 511 Maple Drive!

19. 2026-04-11
    price $135,000 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 511 Maple Drive, Green Lane, PA! This beautifully maintained 2-bedroom, 2-bathroom double-wide home offers comfort, convenience, and peace of mind—all in a friendly, pet-welcoming community just moments from scenic Green Lane Park. Step inside to find a bright and inviting living space that has been meticulously cared for and is completely move-in ready. The home’s thoughtful layout provides both privacy and functionality, perfect for everyday living or hosting guests. Enjoy the outdoors from your spacious front and back decks, ideal for relaxing, entertaining, or simply taking in the peaceful surroundings. The backyard area includes a shed for extra storage and a full-house generator, ensuring you’ll stay comfortable and secure during any weather. The home also offers the benefit of water and sewer services being included in the lot rent to ensure additional savings on your monthly bills. Located in a desirable, pet-friendly community, this home offers easy access to walking trails, fishing, and outdoor recreation at nearby Green Lane Park—perfect for nature lovers and those who enjoy an active lifestyle. Don’t miss the chance to make this lovingly maintained property your new home. Schedule your showing today and experience the comfort and convenience of 511 Maple Drive!

20. 2026-03-04
    price $143,500 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 511 Maple Drive, Green Lane, PA! This beautifully maintained 2-bedroom, 2-bathroom double-wide home offers comfort, convenience, and peace of mind—all in a friendly, pet-welcoming community just moments from scenic Green Lane Park. Step inside to find a bright and inviting living space that has been meticulously cared for and is completely move-in ready. The home’s thoughtful layout provides both privacy and functionality, perfect for everyday living or hosting guests. Enjoy the outdoors from your spacious front and back decks, ideal for relaxing, entertaining, or simply taking in the peaceful surroundings. The backyard area includes a shed for extra storage and a full-house generator, ensuring you’ll stay comfortable and secure during any weather. The home also offers the benefit of water and sewer services being included in the lot rent to ensure additional savings on your monthly bills. Located in a desirable, pet-friendly community, this home offers easy access to walking trails, fishing, and outdoor recreation at nearby Green Lane Park—perfect for nature lovers and those who enjoy an active lifestyle. Don’t miss the chance to make this lovingly maintained property your new home. Schedule your showing today and experience the comfort and convenience of 511 Maple Drive!

21. 2026-01-07
    price $145,000 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 511 Maple Drive, Green Lane, PA! This beautifully maintained 2-bedroom, 2-bathroom double-wide home offers comfort, convenience, and peace of mind—all in a friendly, pet-welcoming community just moments from scenic Green Lane Park. Step inside to find a bright and inviting living space that has been meticulously cared for and is completely move-in ready. The home’s thoughtful layout provides both privacy and functionality, perfect for everyday living or hosting guests. Enjoy the outdoors from your spacious front and back decks, ideal for relaxing, entertaining, or simply taking in the peaceful surroundings. The backyard area includes a shed for extra storage and a full-house generator, ensuring you’ll stay comfortable and secure during any weather. The home also offers the benefit of water and sewer services being included in the lot rent to ensure additional savings on your monthly bills. Located in a desirable, pet-friendly community, this home offers easy access to walking trails, fishing, and outdoor recreation at nearby Green Lane Park—perfect for nature lovers and those who enjoy an active lifestyle. Don’t miss the chance to make this lovingly maintained property your new home. Schedule your showing today and experience the comfort and convenience of 511 Maple Drive!

22. 2025-11-17
    listed $149,000 Active 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 511 Maple Drive, Green Lane, PA! This beautifully maintained 2-bedroom, 2-bathroom double-wide home offers comfort, convenience, and peace of mind—all in a friendly, pet-welcoming community just moments from scenic Green Lane Park. Step inside to find a bright and inviting living space that has been meticulously cared for and is completely move-in ready. The home’s thoughtful layout provides both privacy and functionality, perfect for everyday living or hosting guests. Enjoy the outdoors from your spacious front and back decks, ideal for relaxing, entertaining, or simply taking in the peaceful surroundings. The backyard area includes a shed for extra storage and a full-house generator, ensuring you’ll stay comfortable and secure during any weather. The home also offers the benefit of water and sewer services being included in the lot rent to ensure additional savings on your monthly bills. Located in a desirable, pet-friendly community, this home offers easy access to walking trails, fishing, and outdoor recreation at nearby Green Lane Park—perfect for nature lovers and those who enjoy an active lifestyle. Don’t miss the chance to make this lovingly maintained property your new home. Schedule your showing today and experience the comfort and convenience of 511 Maple Drive!

23. 2025-11-13
    historical $149,000 1334-char remark

    Show marketing remark (1334 chars)

    Welcome to 511 Maple Drive, Green Lane, PA! This beautifully maintained 2-bedroom, 2-bathroom double-wide home offers comfort, convenience, and peace of mind—all in a friendly, pet-welcoming community just moments from scenic Green Lane Park. Step inside to find a bright and inviting living space that has been meticulously cared for and is completely move-in ready. The home’s thoughtful layout provides both privacy and functionality, perfect for everyday living or hosting guests. Enjoy the outdoors from your spacious front and back decks, ideal for relaxing, entertaining, or simply taking in the peaceful surroundings. The backyard area includes a shed for extra storage and a full-house generator, ensuring you’ll stay comfortable and secure during any weather. The home also offers the benefit of water and sewer services being included in the lot rent to ensure additional savings on your monthly bills. Located in a desirable, pet-friendly community, this home offers easy access to walking trails, fishing, and outdoor recreation at nearby Green Lane Park—perfect for nature lovers and those who enjoy an active lifestyle. Don’t miss the chance to make this lovingly maintained property your new home. Schedule your showing today and experience the comfort and convenience of 511 Maple Drive!

24. 2019-07-02
    historical
25. 2019-02-02
    listed $86,500 Active

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,523 · $127/mo
• Expected delta: +$396/yr (+$33/mo · 35.2%)

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

Taxation est. · year 1

• Rental income: $24,432
• − Mortgage interest: −$6,806
• − Property taxes: −$1,127
• − Insurance: −$608
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$3,535
• Taxable income: $8,448
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $7,893/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: Upper Perkiomen SD
• NCES district ID: 4224540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $68,322
• Composite: 41.99/100
• National rank: #3337
• State rank: #189 of 539 in PA

Livability — Marlborough

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

Census & demographics

• Population (ZIP): 4,714

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 96% English-only · Arabic 2% Spanish 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: ▲ 5.30%
• Current HPI: 289.0447
• Rent YoY: —
• Metro: —
• 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

+40.5% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $121,500 BRIGHT MLS
• 2026-04-25 Price Changed $130,000 BRIGHT MLS
• 2026-04-11 Price Changed $135,000 BRIGHT MLS
• 2026-03-04 Price Changed $143,500 BRIGHT MLS
• 2026-01-07 Price Changed $145,000 BRIGHT MLS
• 2025-11-17 Listed $149,000 BRIGHT MLS
• 2025-11-13 Coming Soon $149,000 BRIGHT MLS
• 2019-07-02 Listing Removed — BRIGHT MLS
• 2019-02-02 Listed $86,500 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2026): $1,127 · +2.4% YoY. Source: county tax records.