309 Meadow Ct · Montgomery, PA 19454

$139,000

2 bd · 1.5 ba · 980 sqft · Manufactured public records · 18 Days on market

Built 1979 $665/mo HOA · 32% of rent

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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 +18.2/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

This lovely home on a no-thru street gives a warm welcome. Enter thru a light & bright sunroom where there is new carpet into a spacious living room with a bay window. The eat-in kitchen comes with a refrigerator, washer, and dryer which are negotiable. Range is included. There is an outside door leading to a landing and steps. The eat-in kitchen also has a garden window. The main bath has been redone with glass doors surrounding the shower, new vanity with lighted mirror and floor. Guests have access to the powder room and second bedroom in the rear of the house. Windows, water heater, outside doors, and roof have all been replaced. Neshaminy Falls offers a beautiful clubhouse with many rooms for parties, meetings, and other activities. The lounge and full kitchen are available also. Bus trips, cruises, and other social events are advertised in the monthly newsletter, and the outdoor swimming pool is very popular. There are plenty of shopping and dining-out services/places in Montgomeryville. Come and see!

Key facts

• 2 parking spots
• Built 1979
• Listed 18 days

Property features AI

Finance

• Other: Ground rent paid annually; Other one-time fee listed
• Financial info: Monthly land lease payment; Annual ground rent exists
• HOA & community: Monthly association fee includes bus service, common area maintenance, pool(s), sewer, and trash; Community amenities include club house, library, fitness center, outdoor pool, picnic area, recreational center, and retirement community features

Exterior

• Parking: Asphalt driveway with 2 driveway parking spaces (2 total garage/parking spaces listed)
• Utilities: Public water; Public sewer; Electric service underground; Electric hot water; Electric heating fuel; Cable TV available
• Home design: Manufactured home; Pitched roof; Built by REDMAN; Located in a 55+ senior community; Land lease ownership
• Construction: Vinyl siding; Bay/Bow replacement windows; Estimated year built
• Exterior features: Exterior lighting; Wire fencing; Side yard

Interior

• Kitchen: Refrigerator; Single oven
• Bedrooms: 2 bedrooms on the main level
• Flooring: Fully carpeted areas; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump with electric backup; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Storm door(s); Partially furnished; No basement
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 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 $961 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask is 159% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $51k; list at $139k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• 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 $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 5.6

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: -7.3%
• Equity multiple: 0.72×
• Total profit: $-10,768
• Equity at exit: $20,725

10-year hold

• IRR: 5.3%
• Equity multiple: 1.43×
• Total profit: $16,889
• Equity at exit: $12,018

Cash invested: $38,920 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$729
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$58
• HOA: −$665
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $125

Break-even live

Break-even rent $1,908

Max offer price $139,000

Occupancy floor 89%

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: $34,750
• Closing costs: $4,170
• 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	0.88mi
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	1d	1	1.11mi
1401 Morris Ct North Wales, PA	2.0	2.0	932	$2,100	$2.25	19d	1	1.25mi
1202 Braxton Ct #1202 North Wales, PA	2.0	2.0	932	$1,875	$2.01	43d	1	1.27mi
1003 Thornton Ct North Wales, PA	2.0	2.0	991	$2,000	$2.02	11d	1	1.28mi

HOA detail

• Monthly dues: $665 · $7,980/yr
• Likely covers: waterpool

Listing history 13 events

1. 2026-06-18
   days on market $139,000 Coming Soon 18 DOM
2. 2026-06-17
   days on market $139,000 Coming Soon 17 DOM
3. 2026-06-16
   days on market $139,000 Coming Soon 16 DOM
4. 2026-06-15
   days on market $139,000 Coming Soon 15 DOM
5. 2026-06-13
   days on market $139,000 Coming Soon 13 DOM
6. 2026-06-13
   days on market $139,000 Coming Soon 12 DOM
7. 2026-06-09
   days on market $139,000 Coming Soon 9 DOM
8. 2026-06-08
   days on market $139,000 Coming Soon 8 DOM
9. 2026-06-07
   days on market $139,000 Coming Soon 7 DOM
10. 2026-06-03
    days on market $139,000 Coming Soon 3 DOM
11. 2026-06-02
    days on market $139,000 Coming Soon 2 DOM
12. 2026-05-31
    remarks 695-char remark
13. 2026-05-31
    listed $139,000 Coming Soon 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: $666 · $55/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$765/yr (+$64/mo · 114.9%)

ⓘ 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: $24,796
• − Mortgage interest: −$7,786
• − Property taxes: −$666
• − Insurance: −$695
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$7,980
• − Depreciation: −$4,044
• Taxable loss: −$342
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,583/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

+298.3% since first listed

14 events — show timeline

• 2026-05-31 Coming Soon $139,000 BRIGHT MLS
• 2016-09-30 Sold (MLS) $50,850 TREND
• 2016-09-30 Sold (MLS) $50,850 BRIGHT MLS
• 2016-09-15 Pending — TREND
• 2016-08-24 Contingent — TREND
• 2016-08-23 Listed $53,700 TREND
• 2016-08-21 Listing Removed — BRIGHT MLS
• 2016-08-20 Listed $53,700 BRIGHT MLS
• 2012-05-11 Sold (MLS) $31,000 TREND
• 2012-05-11 Sold (MLS) $31,000 BRIGHT MLS
• 2012-04-07 Pending — TREND
• 2012-03-31 Listing Removed — BRIGHT MLS
• 2012-02-22 Listed $34,900 TREND
• 2012-02-22 Listed $34,900 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $666 · +6.8% YoY. Source: county tax records.