527 Ramblewood Ln · Montgomery, PA 19454

$225,000

2 bd · 2.0 ba · 1,328 sqft · Manufactured public records · 48 Days on market

Built 1984 $169/sqft · 20% above area Est $187k · 20% over $100/mo HOA · 5% of rent

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Why this score? — see what drove the D 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 +17.7/30.0
• DSCR +5.5/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

Key facts

• Upgraded home
• Remodeled kitchen
• Walk-in closets

Tags

• UPGRADED HOME
• 3-SEASON ROOM
• REMODELED KITCHEN
• GRANITE COUNTER-TOPS
• OVERSIZED MASTER BEDROOM SUITE
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Property condition listed as excellent
• Financial info: Monthly land lease of $750; Ground rent exists; Land lease years remaining reported as 100
• HOA & community: HOA/association covers pool(s), recreation facility, road maintenance, sewer, snow removal and trash; One-time association fee reported; Other one-time fee noted

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage and parking spaces
• Security: Flood lights (exterior)
• Utilities: Public water; Public sewer; Electric power
• Home design: Manufactured home; Single-story; Located in a 55+ senior community; Land lease community
• Construction: Vinyl siding; Estimated major remodel in 2026; No basement; Above-grade and below-grade structures noted
• Exterior features: Flood lights; Secure storage; Community pool; Has water view; Wood/metal shed

Interior

• Kitchen: Upgraded countertops
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Combination dining and living area; Dining area; Exposed beams; Open floor plan; Family room off the kitchen; Upgraded countertops; Walk-in closet(s); Wood stove; Has one wood-burning fireplace
• Laundry & utility: Main-floor laundry; Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $210k (6.8% below list).
• Recommended offer: $210k (6.8% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 100 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $7k 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 48 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 32y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $225k implies a 200% 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 $209,614 (6.8% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (median comp): $187,103
• List price: $225,000
• Delta: 20.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-21,485
• Equity at exit: $33,548

10-year hold

• IRR: 2.2%
• Equity multiple: 1.17×
• Total profit: $10,780
• Equity at exit: $19,454

Cash invested: $63,000 (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 19454

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

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$94
• HOA: −$100
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $181

Break-even live

Break-even rent $1,867

Max offer price $225,000

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	1d	1	0.97mi
415 Stump Rd North Wales, PA	2.0	1.0–2.0	827	$2,702	$3.27	1d	17	1.07mi
1401 Morris Ct North Wales, PA	2.0	2.0	932	$2,100	$2.25	19d	1	1.08mi
1202 Braxton Ct #1202 North Wales, PA	2.0	2.0	932	$1,875	$2.01	43d	1	1.11mi
1003 Thornton Ct North Wales, PA	2.0	2.0	991	$2,000	$2.02	11d	1	1.13mi
204 Livingston Ct North Wales, PA	3.0	1.5	1281	$2,500	$1.95	1d	1	1.13mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 38 events

1. 2026-06-18
   days on market $225,000 Active 48 DOM
2. 2026-06-17
   days on market $225,000 Active 47 DOM
3. 2026-06-16
   days on market $225,000 Active 46 DOM
4. 2026-06-15
   days on market $225,000 Active 45 DOM
5. 2026-06-13
   days on market $225,000 Active 43 DOM
6. 2026-06-13
   days on market $225,000 Active 42 DOM
7. 2026-06-09
   days on market $225,000 Active 39 DOM
8. 2026-06-08
   days on market $225,000 Active 38 DOM
9. 2026-06-07
   days on market $225,000 Active 37 DOM
10. 2026-06-03
    days on market $225,000 Active 33 DOM
11. 2026-06-02
    days on market $225,000 Active 32 DOM
12. 2026-06-01
    days on market $225,000 Active 31 DOM
13. 2026-05-31
    days on market $225,000 Active 30 DOM
14. 2026-05-18
    price $225,000 1696-char remark
15. 2026-05-01
    listed $260,000 Active 1696-char remark
16. 2014-05-15
    historical 1239-char remark

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

17. 2014-05-14
    soldstatus $75,000 Sold 1239-char remark

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

18. 2014-05-14
    soldstatus $75,000

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

19. 2014-05-10
    status Under Contract 1239-char remark

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

20. 2014-04-26
    historical

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

21. 2014-03-22
    price $79,900 1239-char remark

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

22. 2014-02-25
    price $89,900 1239-char remark

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

23. 2014-02-25
    price $79,900 1239-char remark

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

24. 2013-12-07
    listed $89,900 Active 1239-char remark

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

25. 2013-12-07
    listed $79,900

    Show marketing remark (1239 chars)

    Location! Location! Location! Beautiful upgraded home across the street from open space. Enter through an oversized landing which leads to a beautiful sunny three season room, ideal for enjoying your morning cup of coffee, with sliding glass door to the large living room, with cathedral ceiling, ceiling fan and a lovely fireplace making those winter nights warm and cozy. Kitchen was remodeled about five years ago, floor, appliances, and cabinets; lower corner has lazy susan, pantry with pullout shelves. Separate dining room ideal for your family parties or formal dining comes with the chandelier; oversized master bedroom suite comes with ceiling fan, walk-in closet, double porcelain vanity and soaking tub. Second bedroom comes with two closets, ceiling fan and has easy access to the hall bath which has been recently updated; relax in the walk-in bathtub with self-cleaning jets which is supported by a tank less on-demand water heater the raised commode makes this one ideal for a mobility impaired buyer. Separate laundry comes with Kenmore washer and dryer; the washing machine mechanisms were recently replaced, the outside door leads to landing and steps. Don't miss this opportunity to own this gorgeous upgraded beauty.

26. 2010-10-28
    soldstatus $85,000
27. 2010-10-28
    soldstatus $85,000
28. 2010-09-19
    historical
29. 2010-07-07
    listed $89,900
30. 2010-07-07
    listed $89,900
31. 2007-07-06
    soldstatus $116,000
32. 2007-06-14
    historical
33. 2007-02-28
    listed $116,000
34. 1996-08-02
    soldstatus $67,000
35. 1996-06-24
    historical
36. 1996-02-08
    listed $67,000
37. 1994-11-23
    soldstatus $56,000
38. 1994-07-26
    listed $56,000

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $2,386 · $199/mo
• Expected delta: +$1,169/yr (+$97/mo · 96.1%)

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

Taxation est. · year 1

• Rental income: $25,154
• − Mortgage interest: −$12,603
• − Property taxes: −$1,217
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$1,200
• − Depreciation: −$6,545
• Taxable loss: −$1,562
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $2,545/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

+301.8% since first listed

25 events — show timeline

• 2026-05-18 Price Changed $225,000 BRIGHT MLS
• 2026-05-01 Listed $260,000 BRIGHT MLS
• 2014-05-15 Delisted — TREND
• 2014-05-14 Sold (MLS) $75,000 BRIGHT MLS
• 2014-05-14 Sold (MLS) $75,000 TREND
• 2014-05-10 Pending — TREND
• 2014-04-26 Listing Removed — BRIGHT MLS
• 2014-03-22 Price Changed $79,900 TREND
• 2014-02-25 Price Changed $89,900 TREND
• 2014-02-25 Price Changed $79,900 TREND
• 2013-12-07 Listed $79,900 BRIGHT MLS
• 2013-12-07 Listed $89,900 TREND
• 2010-10-28 Sold (MLS) $85,000 BRIGHT MLS
• 2010-10-28 Sold (MLS) $85,000 TREND
• 2010-09-19 Listing Removed — BRIGHT MLS
• 2010-07-07 Listed $89,900 BRIGHT MLS
• 2010-07-07 Listed $89,900 TREND
• 2007-07-06 Sold (MLS) $116,000 BRIGHT MLS
• 2007-06-14 Listing Removed — BRIGHT MLS
• 2007-02-28 Listed $116,000 BRIGHT MLS
• 1996-08-02 Sold (MLS) $67,000 BRIGHT MLS
• 1996-06-24 Listing Removed — BRIGHT MLS
• 1996-02-08 Listed $67,000 BRIGHT MLS
• 1994-11-23 Sold (MLS) $56,000 BRIGHT MLS
• 1994-07-26 Listed $56,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $1,217 · +6.8% YoY. Source: county tax records.