12 Longwood Ct W · Towamencin, PA 19438

$179,000

3 bd · 2.0 ba · 1,324 sqft · Manufactured public records · 10 Days on market

Built 1997

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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 +9.4/10.0
• 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

Well cared for home in sought after Walnut Meadows. The kitchen is bright and cheery, Lots of wood cabinets for storage. Stainless steel sink, gas range, and plenty of counter space . Large Main Bedroom with a walk-in closet and bathroom A new water heater is being installed . The garbage disposal is also being replaced in the next few days. Won't last long so schedule your showing! Back on the market as buyer's financing fell through. Home is being sold "as is. "

Key facts

• Newer kitchen
• Community pool
• Community pool

Tags

• NEWER KITCHEN
• COMMUNITY POOL

Property features AI

Finance

• Other: Property manager present; Assessor sources used for year built and area measurements
• Financial info: Monthly land lease: $1,000; Land lease has approximately 100 years remaining; Ground rent paid annually

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heating and hot water
• Home design: Manufactured home; Land lease ownership; Located in a senior community (55+)
• Construction: Vinyl siding; Permanent foundation; Above-grade and below-grade structures noted; Finished above-grade area recorded by assessor
• Exterior features: Community pool; Ground rent exists (paid annually)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: 90% forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: No basement; Living area measured per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).

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; 7 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

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 $179,000

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: 1.44% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 5.8

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $28,398
• Equity at exit: $26,689

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $98,571
• Equity at exit: $15,477

Cash invested: $50,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,572 high
• Mortgage (P&I): −$939
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $902

Break-even live

Break-even rent $1,431

Max offer price $179,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,003	-5% $952	+0% $902	+5% $851	+10% $800
Rent	-10% $698	-5% $800	+0% $902	+5% $1,003	+10% $1,105
Rate	-1.0pp $992	-0.5pp $947	base $902	+0.5pp $855	+1.0pp $808

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.62mi
2225 Mulberry Ct Lansdale, PA	3.0	1.5	1224	$1,000	$0.82	12d	1	0.72mi
1203 Crosshill Ct Lansdale, PA	2.0	1.0	945	$1,900	$2.01	2d	1	0.82mi
17 Mainland Rd Unit 126 Lower Salford Township, PA	2.0	2.0	1583	$2,500	$1.58	2d	1	0.87mi
1583 Yeakel Way Lansdale, PA	4.0	2.0	1027	$2,700	$2.63	44d	1	0.97mi
108 Continental Dr Unit 281 Harleysville, PA	2.0	1.5	1331	$2,300	$1.73	22d	1	1.11mi
100 Jacobs Hall Ln Lansdale, PA	1.0–3.0	1.0–2.5	1348	$3,604	$2.67	2d	9	1.27mi

Listing history 8 events

1. 2026-06-18
   days on market $179,000 Active 10 DOM
2. 2026-06-17
   days on market $179,000 Active 9 DOM
3. 2026-06-16
   days on market $179,000 Active 8 DOM
4. 2026-06-15
   days on market $179,000 Active 7 DOM
5. 2026-06-13
   days on market $179,000 Active 5 DOM
6. 2026-06-13
   days on market $179,000 Active 4 DOM
7. 2026-06-08
   remarks 447-char remark
8. 2026-06-08
   listed $179,000 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: $1,407 · $117/mo
• Projected year-2 tax: $2,118 · $176/mo
• Expected delta: +$711/yr (+$59/mo · 50.5%)

ⓘ 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: $30,869
• − Mortgage interest: −$10,027
• − Property taxes: −$1,407
• − Insurance: −$895
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − Depreciation: −$5,207
• Taxable income: $8,394
• Est. tax owed @ 24.0%: −$2,015
• After-tax cash flow: $8,806/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

+2.3% since first listed

6 events — show timeline

• 2026-06-08 Listed $179,000 BRIGHT MLS
• 2023-08-29 Sold (MLS) $175,000 BRIGHT MLS
• 2023-08-15 Pending — BRIGHT MLS
• 2023-08-14 Relisted — BRIGHT MLS
• 2023-08-08 Pending — BRIGHT MLS
• 2023-08-04 Listed $175,000 BRIGHT MLS

Property tax history

-0.8%/yr

Latest (2026): $1,407 · +4.6% YoY. Source: county tax records.