177 Bent Pine Hl · Montgomery, PA 19454

$129,900

2 bd · 1.5 ba · 938 sqft · Manufactured public records · 36 Days on market

Built 1981 $138/sqft · 16% below area Est $155k · 16% under

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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
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• 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

Come see this cozy 2 bedroom, 1 1/2 bath home with newer energy-efficient windows and a brick wood-burning fireplace in the living room. This quaint abode has a side entrance into a sizable covered porch, with a large wall closet for storage, which is great for entertaining guests on a cool afternoon. Travel up a few steps and into your freshly painted living room with durable laminate flooring and look around at the full size of the home. A spacious kitchen, with an exit to your deck, has a tile floor and all your major appliances including a counter microwave and newer washer and dryer. Just off the hallway is a full bath and a second bedroom with laminate flooring and full front windows to let the afternoon sun in. On the opposite end of the home is a newly-carpeted master bedroom with half-bath. This high-demand type of home in the Village of Neshaminy Falls includes just the right amount of indoor and outdoor space for anyone looking to downsize. Make your appointment soon!

Key facts

• Access to sunroom
• Exposed beams
• Ample storage

Tags

• UPGRADED EAT-IN KITCHEN
• OVERSIZED LIVING DINING ROOM
• WOOD BURNING FIREPLACE
• EXPOSED BEAMS
• ACCESS TO SUNROOM
• AMPLE STORAGE

Property features AI

Finance

• Financial info: Ground rent amount charged monthly
• HOA & community: Association amenities include a club house; HOA fees include trash, sewer and pool(s); Senior community with 55+ age requirement; Property manager present

Exterior

• Parking: Driveway parking (2 spaces); Two total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured single-wide home; Ground rent ownership (monthly ground rent payment)
• Construction: Vinyl siding; Year built source: assessor
• Exterior features: Community pool; Above-grade and below-grade other structures noted

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 5 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 $898 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 + 4.6% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $130k implies a 71% 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.60% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.87%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (median comp): $155,191
• List price: $129,900
• Delta: -16.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.7%
• Equity multiple: 1.99×
• Total profit: $36,159
• Equity at exit: $19,369

10-year hold

• IRR: 32.5%
• Equity multiple: 4.17×
• Total profit: $115,220
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$681
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $845

Break-even live

Break-even rent $1,007

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Stump Rd North Wales, PA	2.0	1.0–2.0	827	$2,702	$3.27	1d	17	0.78mi
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	1d	1	1.05mi
1401 Morris Ct North Wales, PA	2.0	2.0	932	$2,100	$2.25	19d	1	1.19mi
1202 Braxton Ct #1202 North Wales, PA	2.0	2.0	932	$1,875	$2.01	43d	1	1.21mi
1003 Thornton Ct North Wales, PA	2.0	2.0	991	$2,000	$2.02	11d	1	1.21mi

Listing history 31 events

1. 2026-06-18
   days on market $129,900 Active 36 DOM
2. 2026-06-17
   days on market $129,900 Active 35 DOM
3. 2026-06-16
   days on market $129,900 Active 34 DOM
4. 2026-06-15
   days on market $129,900 Active 33 DOM
5. 2026-06-13
   days on market $129,900 Active 31 DOM
6. 2026-06-13
   days on market $129,900 Active 30 DOM
7. 2026-06-09
   days on market $129,900 Active 27 DOM
8. 2026-06-08
   days on market $129,900 Active 26 DOM
9. 2026-06-07
   pricedays on market $129,900 Active 25 DOM
10. 2026-06-03
    days on market $139,900 Active 21 DOM
11. 2026-06-02
    days on market $139,900 Active 20 DOM
12. 2026-06-01
    days on market $139,900 Active 19 DOM
13. 2026-05-31
    days on market $139,900 Active 18 DOM
14. 2026-05-13
    listed $139,900 Active 678-char remark
15. 2026-02-19
    historical
16. 2026-01-21
    price $89,900
17. 2025-12-02
    price $95,000
18. 2025-10-24
    listed $100,000 Active
19. 2018-07-24
    soldstatus $75,900 Closed

    Show marketing remark (993 chars)

    Come see this cozy 2 bedroom, 1 1/2 bath home with newer energy-efficient windows and a brick wood-burning fireplace in the living room. This quaint abode has a side entrance into a sizable covered porch, with a large wall closet for storage, which is great for entertaining guests on a cool afternoon. Travel up a few steps and into your freshly painted living room with durable laminate flooring and look around at the full size of the home. A spacious kitchen, with an exit to your deck, has a tile floor and all your major appliances including a counter microwave and newer washer and dryer. Just off the hallway is a full bath and a second bedroom with laminate flooring and full front windows to let the afternoon sun in. On the opposite end of the home is a newly-carpeted master bedroom with half-bath. This high-demand type of home in the Village of Neshaminy Falls includes just the right amount of indoor and outdoor space for anyone looking to downsize. Make your appointment soon!

20. 2018-07-24
    soldstatus $75,900 Sold

    Show marketing remark (993 chars)

    Come see this cozy 2 bedroom, 1 1/2 bath home with newer energy-efficient windows and a brick wood-burning fireplace in the living room. This quaint abode has a side entrance into a sizable covered porch, with a large wall closet for storage, which is great for entertaining guests on a cool afternoon. Travel up a few steps and into your freshly painted living room with durable laminate flooring and look around at the full size of the home. A spacious kitchen, with an exit to your deck, has a tile floor and all your major appliances including a counter microwave and newer washer and dryer. Just off the hallway is a full bath and a second bedroom with laminate flooring and full front windows to let the afternoon sun in. On the opposite end of the home is a newly-carpeted master bedroom with half-bath. This high-demand type of home in the Village of Neshaminy Falls includes just the right amount of indoor and outdoor space for anyone looking to downsize. Make your appointment soon!

21. 2018-06-05
    status Pending

    Show marketing remark (993 chars)

    Come see this cozy 2 bedroom, 1 1/2 bath home with newer energy-efficient windows and a brick wood-burning fireplace in the living room. This quaint abode has a side entrance into a sizable covered porch, with a large wall closet for storage, which is great for entertaining guests on a cool afternoon. Travel up a few steps and into your freshly painted living room with durable laminate flooring and look around at the full size of the home. A spacious kitchen, with an exit to your deck, has a tile floor and all your major appliances including a counter microwave and newer washer and dryer. Just off the hallway is a full bath and a second bedroom with laminate flooring and full front windows to let the afternoon sun in. On the opposite end of the home is a newly-carpeted master bedroom with half-bath. This high-demand type of home in the Village of Neshaminy Falls includes just the right amount of indoor and outdoor space for anyone looking to downsize. Make your appointment soon!

22. 2018-06-05
    status Under Contract

    Show marketing remark (993 chars)

    Come see this cozy 2 bedroom, 1 1/2 bath home with newer energy-efficient windows and a brick wood-burning fireplace in the living room. This quaint abode has a side entrance into a sizable covered porch, with a large wall closet for storage, which is great for entertaining guests on a cool afternoon. Travel up a few steps and into your freshly painted living room with durable laminate flooring and look around at the full size of the home. A spacious kitchen, with an exit to your deck, has a tile floor and all your major appliances including a counter microwave and newer washer and dryer. Just off the hallway is a full bath and a second bedroom with laminate flooring and full front windows to let the afternoon sun in. On the opposite end of the home is a newly-carpeted master bedroom with half-bath. This high-demand type of home in the Village of Neshaminy Falls includes just the right amount of indoor and outdoor space for anyone looking to downsize. Make your appointment soon!

23. 2018-05-29
    listed $75,900 Active

    Show marketing remark (993 chars)

    Come see this cozy 2 bedroom, 1 1/2 bath home with newer energy-efficient windows and a brick wood-burning fireplace in the living room. This quaint abode has a side entrance into a sizable covered porch, with a large wall closet for storage, which is great for entertaining guests on a cool afternoon. Travel up a few steps and into your freshly painted living room with durable laminate flooring and look around at the full size of the home. A spacious kitchen, with an exit to your deck, has a tile floor and all your major appliances including a counter microwave and newer washer and dryer. Just off the hallway is a full bath and a second bedroom with laminate flooring and full front windows to let the afternoon sun in. On the opposite end of the home is a newly-carpeted master bedroom with half-bath. This high-demand type of home in the Village of Neshaminy Falls includes just the right amount of indoor and outdoor space for anyone looking to downsize. Make your appointment soon!

24. 2018-05-29
    listed $75,900 Active

    Show marketing remark (993 chars)

    Come see this cozy 2 bedroom, 1 1/2 bath home with newer energy-efficient windows and a brick wood-burning fireplace in the living room. This quaint abode has a side entrance into a sizable covered porch, with a large wall closet for storage, which is great for entertaining guests on a cool afternoon. Travel up a few steps and into your freshly painted living room with durable laminate flooring and look around at the full size of the home. A spacious kitchen, with an exit to your deck, has a tile floor and all your major appliances including a counter microwave and newer washer and dryer. Just off the hallway is a full bath and a second bedroom with laminate flooring and full front windows to let the afternoon sun in. On the opposite end of the home is a newly-carpeted master bedroom with half-bath. This high-demand type of home in the Village of Neshaminy Falls includes just the right amount of indoor and outdoor space for anyone looking to downsize. Make your appointment soon!

25. 2012-12-27
    historical
26. 2012-06-27
    listed $65,000
27. 2011-05-25
    soldstatus $40,000
28. 2011-05-25
    soldstatus $40,000
29. 2011-04-16
    historical
30. 2011-02-24
    listed $45,000
31. 2011-02-24
    listed $45,000

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,385 · $115/mo
• Expected delta: +$667/yr (+$56/mo · 92.9%)

ⓘ 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: $24,910
• − Mortgage interest: −$7,276
• − Property taxes: −$718
• − Insurance: −$650
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$3,779
• Taxable income: $8,502
• Est. tax owed @ 24.0%: −$2,040
• After-tax cash flow: $8,097/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

+188.7% since first listed

19 events — show timeline

• 2026-06-03 Price Changed $129,900 BRIGHT MLS
• 2026-05-13 Listed $139,900 BRIGHT MLS
• 2026-02-19 Listing Removed — BRIGHT MLS
• 2026-01-21 Price Changed $89,900 BRIGHT MLS
• 2025-12-02 Price Changed $95,000 BRIGHT MLS
• 2025-10-24 Listed $100,000 BRIGHT MLS
• 2018-07-24 Sold (MLS) $75,900 TREND
• 2018-07-24 Sold (MLS) $75,900 BRIGHT MLS
• 2018-06-05 Pending — BRIGHT MLS
• 2018-06-05 Pending — TREND
• 2018-05-29 Listed $75,900 TREND
• 2018-05-29 Listed $75,900 BRIGHT MLS
• 2012-12-27 Listing Removed — BRIGHT MLS
• 2012-06-27 Listed $65,000 BRIGHT MLS
• 2011-05-25 Sold (MLS) $40,000 TREND
• 2011-05-25 Sold (MLS) $40,000 BRIGHT MLS
• 2011-04-16 Listing Removed — BRIGHT MLS
• 2011-02-24 Listed $45,000 TREND
• 2011-02-24 Listed $45,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $718 · +6.8% YoY. Source: county tax records.