2025 Longwood Pl #2025 · Montgomery, PA 19454

$279,800

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 27 Days on market

Built 2002

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Why this score? — see what drove the C- 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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Home sweet home" is what you will be saying when you enter this property and get very comfortable with its fantastic open floor plan. From the spacious living room, to the roomy kitchen with lots of cabinets and a large pantry to the dining area, you will find that this home has just what you need. As an added benefit, there is a cozy, Sun room in the front of the home that lets in plenty of light and has a sliding glass door leading to the outside covered porch. The master bedroom comes complete with a full bath and walk-in closet. The second bedroom is also a good size and the guest full bathroom is just outside the hallway. A new Hot Water Heater was installed in 2013, new hoses for the washing machine and the AC was installed in 2009.

Key facts

• Fencing
• Community pool
• Open layout

Tags

• MANICURED GARDENS
• FENCING
• OPEN LAYOUT
• SPACIOUS LIVING ROOM
• BRIGHT SUNROOM
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Ground rent payment of $750 monthly; Annual ground rent noted
• HOA & community: Association amenities include swimming pool and clubhouse; Association fees cover pools, common area maintenance, snow removal, trash, and bus service; One-time other fee of $100

Exterior

• Parking: Property manager present
• Utilities: Public water; Public sewer; Electric hot water; 200+ amp electric service; Cable TV available
• Home design: Manufactured home; Located in a 55+ senior community; Estimated year built
• Construction: Vinyl siding
• Exterior features: Porch(es); Community pool; Shed; Ground rent applies (monthly)

Interior

• Kitchen: Built-in range; Dishwasher
• Bedrooms: Two main-level bedrooms
• Flooring: Fully carpeted; Vinyl flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric)
• Interior features: Master bathroom; Butler's pantry; Ceiling fans; Stall shower; Breakfast area; 9' or higher ceilings
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (6.7% below list).
• Recommended offer: $261k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.5% in Montgomery — 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 71/100 on livability (#727 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• 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.
• Zoned schools: North Penn Shs (math 78% / reading 50%, grade B-, #67 of 437 statewide, top 15%, 3,184 students, 34% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 100 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask is 56% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $142k; list at $280k implies a 98% 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,939 (6.7% below list)

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. Schools are B-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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.66×
• Total profit: $-26,448
• Equity at exit: $41,719

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $13,999
• Equity at exit: $24,192

Cash invested: $78,344 (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 19454

• Rents YoY: 4.6%
• Active inventory: 100
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,609 medium
• Mortgage (P&I): −$1,467
• Tax from tax record: −$248 /mo · $2,981/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $229

Break-even live

Break-even rent $2,319

Max offer price $279,800

Occupancy floor 86%

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: $69,950
• Closing costs: $8,394
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Filly Dr North Wales, PA	3.0	2.5	2178	$3,200	$1.47	44d	1	0.44mi
415 Stump Rd North Wales, PA	2.0	1.0–2.0	827	$2,702	$3.27	1d	17	0.73mi
204 Livingston Ct North Wales, PA	3.0	1.5	1281	$2,500	$1.95	1d	1	1.11mi
700 Evergreen Ct North Wales, PA	3.0	2.5	1654	$2,950	$1.78	1d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $279,800 Active 27 DOM
2. 2026-06-17
   days on market $279,800 Active 26 DOM
3. 2026-06-16
   days on market $279,800 Active 25 DOM
4. 2026-06-15
   days on market $279,800 Active 24 DOM
5. 2026-06-13
   days on market $279,800 Active 22 DOM
6. 2026-06-13
   days on market $279,800 Active 21 DOM
7. 2026-06-09
   days on market $279,800 Active 18 DOM
8. 2026-06-08
   days on market $279,800 Active 17 DOM
9. 2026-06-07
   days on market $279,800 Active 16 DOM
10. 2026-06-03
    days on market $279,800 Active 12 DOM
11. 2026-06-02
    days on market $279,800 Active 11 DOM
12. 2026-06-01
    days on market $279,800 Active 10 DOM
13. 2026-05-31
    days on market $279,800 Active 9 DOM
14. 2026-05-22
    listed $179,800 Active
15. 2015-03-20
    soldstatus $141,500 Sold 763-char remark

    Show marketing remark (759 chars)

    "Home sweet home" is what you will be saying when you enter this property and get very comfortable with its fantastic open floor plan. From the spacious living room, to the roomy kitchen with lots of cabinets and a large pantry to the dining area, you will find that this home has just what you need. As an added benefit, there is a cozy, Sun room in the front of the home that lets in plenty of light and has a sliding glass door leading to the outside covered porch. The master bedroom comes complete with a full bath and walk-in closet. The second bedroom is also a good size and the guest full bathroom is just outside the hallway. A new Hot Water Heater was installed in 2013, new hoses for the washing machine and the AC was installed in 2009.

16. 2015-03-20
    soldstatus $141,500 759-char remark

    Show marketing remark (759 chars)

    "Home sweet home" is what you will be saying when you enter this property and get very comfortable with its fantastic open floor plan. From the spacious living room, to the roomy kitchen with lots of cabinets and a large pantry to the dining area, you will find that this home has just what you need. As an added benefit, there is a cozy, Sun room in the front of the home that lets in plenty of light and has a sliding glass door leading to the outside covered porch. The master bedroom comes complete with a full bath and walk-in closet. The second bedroom is also a good size and the guest full bathroom is just outside the hallway. A new Hot Water Heater was installed in 2013, new hoses for the washing machine and the AC was installed in 2009.

17. 2015-01-21
    status Under Contract 763-char remark

    Show marketing remark (759 chars)

    "Home sweet home" is what you will be saying when you enter this property and get very comfortable with its fantastic open floor plan. From the spacious living room, to the roomy kitchen with lots of cabinets and a large pantry to the dining area, you will find that this home has just what you need. As an added benefit, there is a cozy, Sun room in the front of the home that lets in plenty of light and has a sliding glass door leading to the outside covered porch. The master bedroom comes complete with a full bath and walk-in closet. The second bedroom is also a good size and the guest full bathroom is just outside the hallway. A new Hot Water Heater was installed in 2013, new hoses for the washing machine and the AC was installed in 2009.

18. 2015-01-21
    historical 759-char remark

    Show marketing remark (759 chars)

    "Home sweet home" is what you will be saying when you enter this property and get very comfortable with its fantastic open floor plan. From the spacious living room, to the roomy kitchen with lots of cabinets and a large pantry to the dining area, you will find that this home has just what you need. As an added benefit, there is a cozy, Sun room in the front of the home that lets in plenty of light and has a sliding glass door leading to the outside covered porch. The master bedroom comes complete with a full bath and walk-in closet. The second bedroom is also a good size and the guest full bathroom is just outside the hallway. A new Hot Water Heater was installed in 2013, new hoses for the washing machine and the AC was installed in 2009.

19. 2015-01-20
    listed $143,700 Active 763-char remark

    Show marketing remark (763 chars)

    "Home sweet home" is what you will be saying when you enter this property and get very comfortable with its fantastic open floor plan. From the spacious living room, to the roomy kitchen with lots of cabinets and a large pantry to the dining area, you will find that this home has just what you need. As an added benefit, there is a cozy, Sun room in the front of the home that lets in plenty of light and has a sliding glass door leading to the outside covered porch. The master bedroom comes complete with a full bath and walk-in closet. The second bedroom is also a good size and the guest full bathroom is just outside the hallway. A new Hot Water Heater was installed in 2013, new hoses for the washing machine and the AC was installed in 2009.

20. 2015-01-17
    listed $143,700 759-char remark

    Show marketing remark (759 chars)

    "Home sweet home" is what you will be saying when you enter this property and get very comfortable with its fantastic open floor plan. From the spacious living room, to the roomy kitchen with lots of cabinets and a large pantry to the dining area, you will find that this home has just what you need. As an added benefit, there is a cozy, Sun room in the front of the home that lets in plenty of light and has a sliding glass door leading to the outside covered porch. The master bedroom comes complete with a full bath and walk-in closet. The second bedroom is also a good size and the guest full bathroom is just outside the hallway. A new Hot Water Heater was installed in 2013, new hoses for the washing machine and the AC was installed in 2009.

21. 2011-03-14
    soldstatus $125,000
22. 2011-03-14
    soldstatus $125,000
23. 2011-02-17
    listed $125,000
24. 2011-02-17
    historical
25. 2011-02-17
    listed $125,000

ⓘ 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: $2,981 · $248/mo
• Projected year-2 tax: $3,701 · $308/mo
• Expected delta: +$720/yr (+$60/mo · 24.2%)

ⓘ 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 ≥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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,313
• − Mortgage interest: −$15,673
• − Property taxes: −$2,981
• − Insurance: −$1,399
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$8,140
• Taxable loss: −$1,890
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $3,203/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 — Montgomery

• Score: 71/100
• State rank: #727
• US rank: #7279

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C 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): 27,755
• Household income: $118,177
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 459.0

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 (69%)
• Race & ethnicity: White 69% Asian 18% Black 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 17% · South Korea, China, Vietnam
• Languages at home: 81% English-only · Korean 5% Other Indo-European 5% Chinese 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: ▼ -220.54%
• Current HPI: 270.3006
• Rent YoY: ▲ 4.62%
• 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

+43.8% since first listed

12 events — show timeline

• 2026-05-22 Listed $179,800 BRIGHT MLS
• 2015-03-20 Sold (MLS) $141,500 BRIGHT MLS
• 2015-03-20 Sold (MLS) $141,500 TREND
• 2015-01-21 Pending — TREND
• 2015-01-21 Listing Removed — BRIGHT MLS
• 2015-01-20 Listed $143,700 TREND
• 2015-01-17 Listed $143,700 BRIGHT MLS
• 2011-03-14 Sold (MLS) $125,000 TREND
• 2011-03-14 Sold (MLS) $125,000 BRIGHT MLS
• 2011-02-17 Listed $125,000 TREND
• 2011-02-17 Listing Removed — BRIGHT MLS
• 2011-02-17 Listed $125,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $2,981 · +6.8% YoY. Source: county tax records.