145 Devon Dr · Trooper, PA 19403

$150,000

2 bd · 1.0 ba · 1,164 sqft · Manufactured public records · 5 Days on market

Built 1979

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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 +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated 4-bedroom, 2-bath manufactured home offering modern updates, a spacious layout and a peaceful setting. Situated on a desirable end lot, this property enjoys added privacy and picturesque views of mature trees, creating a serene place to call home. Completely redone from top to bottom, this move-in ready home features brand-new HVAC and electric hot water heater for peace of mind. Inside, you'll find stylish luxury vinyl plank flooring flowing throughout the entire home, complemented by a bright and inviting interior. The updated kitchen boasts modern cabinetry, sleek countertops and stainless steel appliances, making it perfect for everyday living and e

Key facts

• Renovated home
• End lot
• Brand-new hvac

Tags

• RENOVATED HOME
• END LOT
• PICTURESQUE VIEWS
• BRAND-NEW HVAC
• ELECTRIC HOT WATER HEATER
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Above-grade finished area recorded at 1,164 (source: assessor); Total below-grade area recorded as 0; Mobile home model/make: New Moon; length approximately 80 ft; park pads listed
• Financial info: Monthly land lease amount: $919.94; Ground rent paid annually
• HOA & community: Property manager present; Land lease (monthly land lease payment applies)

Exterior

• Parking: Driveway parking; Three driveway/total parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Appears to be single-story (above grade finished living area); Effective major remodel or update in 2026
• Construction: Vinyl siding; Built/updated per assessor records; Manufactured structure
• Exterior features: Located in the Neighbors of Eagle community; Ground rent exists and is paid annually

Interior

• Kitchen: Electric oven/range; Microwave; Energy Star refrigerator; Stainless steel appliances; Upgraded countertops
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Stall shower and walk-in shower; Combination kitchen/living area; Family room off kitchen; Recessed lighting; Upgraded countertops; No basement
• Laundry & utility: Washer and dryer in unit; Stacked washer/dryer; Main-floor laundry; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.3% vs local median 2.1% in Trooper — 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 73/100 on livability (#557 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Methacton SD (suburban): math 51% / reading 72% proficiency, ranked #43 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodland El Sch (math 52% / reading 72%, grade B, #313 of 1,518 statewide, top 24%, 428 students, 17% FRL); Arcola Intrmd Sch (math 35% / reading 69%, grade C+, #103 of 512 statewide, top 21%, 725 students, 21% FRL); Methacton Hs (math 82%, 1,510 students, 18% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 155 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $1k 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 + 4.3% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.28% ✓
• Cap rate: 11.33%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $18,259
• Equity at exit: $22,365

10-year hold

• IRR: 20.8%
• Equity multiple: 2.85×
• Total profit: $77,811
• Equity at exit: $12,969

Cash invested: $42,000 (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 19403

• Rents YoY: 4.3%
• Active inventory: 155
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,923 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $630

Break-even live

Break-even rent $1,125

Max offer price $150,000

Occupancy floor 62%

Sensitivity live

Price	-10% $715	-5% $673	+0% $630	+5% $588	+10% $545
Rent	-10% $478	-5% $554	+0% $630	+5% $706	+10% $782
Rate	-1.0pp $706	-0.5pp $668	base $630	+0.5pp $591	+1.0pp $552

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5081 Defford Pl Fl (UNIT A) Eagleville, PA	2.0	1.0	900	$1,650	$1.83	20d	1	0.78mi
313 Conestoga Way Norristown, PA	2.0	1.5	950	$1,715	$1.81	45d	1	0.93mi
2437 Norrington Dr West Norriton, PA	2.0	1.5	1280	$2,300	$1.80	16d	1	1.04mi
2070 Mill Rd West Norriton, PA	1.0–3.0	1.0–2.0	927	$2,072	$2.23	0d	10	1.26mi

Listing history 4 events

1. 2026-06-21
   days on market $150,000 Active 5 DOM
2. 2026-06-18
   days on market $150,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $150,000 Active 1 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: $476 · $40/mo
• Projected year-2 tax: $1,423 · $119/mo
• Expected delta: +$947/yr (+$79/mo · 199.0%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 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: $23,073
• − Mortgage interest: −$8,402
• − Property taxes: −$476
• − Insurance: −$750
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$4,364
• Taxable income: $5,390
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $6,269/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: Methacton SD
• NCES district ID: 4214250
• Math proficiency: 51% ▼ -13.00%
• Reading proficiency: 72% ▼ -4.00%
• Median HH income: $96,234
• Composite: 56.66/100
• National rank: #1135
• State rank: #43 of 539 in PA

Livability — Trooper

• Score: 73/100
• State rank: #557
• US rank: #5191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trooper, PA
• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 44,017
• Household income: $104,071
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1088.0

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 (75%)
• Race & ethnicity: White 75% Asian 9% Black 8% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Subsaharan African 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -245.63%
• Current HPI: 290.0201
• Rent YoY: ▲ 4.27%
• 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

1 event — show timeline

• 2026-06-16 Listed $150,000 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $476 · +5.1% YoY. Source: county tax records.