2304 Brownsville Rd Unit A-19 · Trevose, PA 19053

$120,000

2 bd · 1.0 ba · 700 sqft · Manufactured · 166 Days on market

Built 2008 $171/sqft · 37% below area Est $189k · 37% under $825/mo HOA · 50% of rent ↓ 8% since listing

---

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).

• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• Cash flow +5.1/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Eastern Dawn, a peaceful and welcoming community with no age restrictions—this home is an ideal opportunity for those seeking a comfortable, low-maintenance lifestyle. This well-kept manufactured home features two bedrooms and one full bathroom, an open-concept living and dining area, and a spacious kitchen with plenty of storage. Large windows fill the home with natural light, while fresh paint and updated LVP flooring add to its easy-living appeal. Step outside to enjoy your patio, perfect for relaxing or spending time outdoors without the upkeep of a traditional property. Residents of Eastern Dawn enjoy a quiet neighborhood setting with convenient access to shopping, dining, and major routes. Whether you’re downsizing, buying your first home, or simply looking for a peaceful place to call home, this property offers a wonderful opportunity. Schedule your tour today!

Key facts

• Built 2008
• Listed 165 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (40.5% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $71k (40.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#221 in PA, #1,940 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities C-, commute F.
• Neshaminy SD (suburban): math 41% / reading 57% proficiency, ranked #150 of 539 in PA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Poquessing Ms (math 28% / reading 53%, grade F, #248 of 512 statewide, top 50%, 961 students, 44% FRL); Neshaminy Hs (math 76% / reading 24%, grade D+, #133 of 437 statewide, top 30%, 2,933 students, 38% FRL) — zoned schools average 41% FRL vs 19% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; solid renter incomes; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 50% 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 $71,432 (40.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 3.54%
• Cash-on-cash: -9.82%
• DSCR: 0.56
• GRM: 6.1

CMA / ARV

• ARV (median comp): $189,397
• List price: $120,000
• Delta: -36.64%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -33.2%
• Equity multiple: -0.09×
• Total profit: $-36,476
• Equity at exit: $17,892

10-year hold

• IRR: -36.7%
• Equity multiple: -0.56×
• Total profit: $-52,361
• Equity at exit: $10,375

Cash invested: $33,600 (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 19053

• Active inventory: 99
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$50
• HOA: −$825
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-275

Break-even live

Break-even rent $1,987

Max offer price $71,432

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-241	+0% $-275	+5% $-309	+10% $-343
Rent	-10% $-404	-5% $-340	+0% $-275	+5% $-210	+10% $-145
Rate	-1.0pp $-214	-0.5pp $-244	base $-275	+0.5pp $-306	+1.0pp $-338

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $825 · $9,900/yr

Listing history 18 events

1. 2026-06-21
   days on market $120,000 Active 166 DOM
2. 2026-06-18
   days on market $120,000 Active 163 DOM
3. 2026-06-17
   days on market $120,000 Active 162 DOM
4. 2026-06-16
   days on market $120,000 Active 161 DOM
5. 2026-06-15
   days on market $120,000 Active 160 DOM
6. 2026-06-13
   days on market $120,000 Active 158 DOM
7. 2026-06-09
   days on market $120,000 Active 154 DOM
8. 2026-06-08
   days on market $120,000 Active 153 DOM
9. 2026-06-07
   days on market $120,000 Active 152 DOM
10. 2026-06-04
    days on market $120,000 Active 149 DOM
11. 2026-06-03
    days on market $120,000 Active 148 DOM
12. 2026-06-02
    days on market $120,000 Active 147 DOM
13. 2026-06-01
    days on market $120,000 Active 146 DOM
14. 2026-05-31
    days on market $120,000 Active 145 DOM
15. 2026-05-12
    price $120,000 903-char remark

    Show marketing remark (903 chars)

    Welcome to Eastern Dawn, a peaceful and welcoming community with no age restrictions—this home is an ideal opportunity for those seeking a comfortable, low-maintenance lifestyle. This well-kept manufactured home features two bedrooms and one full bathroom, an open-concept living and dining area, and a spacious kitchen with plenty of storage. Large windows fill the home with natural light, while fresh paint and updated LVP flooring add to its easy-living appeal. Step outside to enjoy your patio, perfect for relaxing or spending time outdoors without the upkeep of a traditional property. Residents of Eastern Dawn enjoy a quiet neighborhood setting with convenient access to shopping, dining, and major routes. Whether you’re downsizing, buying your first home, or simply looking for a peaceful place to call home, this property offers a wonderful opportunity. Schedule your tour today!

16. 2026-04-03
    price $125,000 903-char remark

    Show marketing remark (903 chars)

    Welcome to Eastern Dawn, a peaceful and welcoming community with no age restrictions—this home is an ideal opportunity for those seeking a comfortable, low-maintenance lifestyle. This well-kept manufactured home features two bedrooms and one full bathroom, an open-concept living and dining area, and a spacious kitchen with plenty of storage. Large windows fill the home with natural light, while fresh paint and updated LVP flooring add to its easy-living appeal. Step outside to enjoy your patio, perfect for relaxing or spending time outdoors without the upkeep of a traditional property. Residents of Eastern Dawn enjoy a quiet neighborhood setting with convenient access to shopping, dining, and major routes. Whether you’re downsizing, buying your first home, or simply looking for a peaceful place to call home, this property offers a wonderful opportunity. Schedule your tour today!

17. 2026-01-07
    listed $130,000 Active 903-char remark

    Show marketing remark (903 chars)

    Welcome to Eastern Dawn, a peaceful and welcoming community with no age restrictions—this home is an ideal opportunity for those seeking a comfortable, low-maintenance lifestyle. This well-kept manufactured home features two bedrooms and one full bathroom, an open-concept living and dining area, and a spacious kitchen with plenty of storage. Large windows fill the home with natural light, while fresh paint and updated LVP flooring add to its easy-living appeal. Step outside to enjoy your patio, perfect for relaxing or spending time outdoors without the upkeep of a traditional property. Residents of Eastern Dawn enjoy a quiet neighborhood setting with convenient access to shopping, dining, and major routes. Whether you’re downsizing, buying your first home, or simply looking for a peaceful place to call home, this property offers a wonderful opportunity. Schedule your tour today!

18. 2026-01-06
    historical $130,000 903-char remark

    Show marketing remark (903 chars)

    Welcome to Eastern Dawn, a peaceful and welcoming community with no age restrictions—this home is an ideal opportunity for those seeking a comfortable, low-maintenance lifestyle. This well-kept manufactured home features two bedrooms and one full bathroom, an open-concept living and dining area, and a spacious kitchen with plenty of storage. Large windows fill the home with natural light, while fresh paint and updated LVP flooring add to its easy-living appeal. Step outside to enjoy your patio, perfect for relaxing or spending time outdoors without the upkeep of a traditional property. Residents of Eastern Dawn enjoy a quiet neighborhood setting with convenient access to shopping, dining, and major routes. Whether you’re downsizing, buying your first home, or simply looking for a peaceful place to call home, this property offers a wonderful opportunity. Schedule your tour today!

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$556/yr (+$46/mo · 71.0%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,666
• − Mortgage interest: −$6,722
• − Property taxes: −$784
• − Insurance: −$600
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − HOA: −$9,900
• − Depreciation: −$3,491
• Taxable loss: −$4,977
• Est. tax savings @ 24.0%: +$1,195
• After-tax cash flow: $-2,105/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: Neshaminy SD
• NCES district ID: 4216410
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $78,072
• Composite: 44.58/100
• National rank: #2782
• State rank: #150 of 539 in PA

Livability — Trevose

• Score: 80/100
• State rank: #221
• US rank: #1940

Category grades

Amenities C- Commute F Cost of living B Crime A+ Employment A+ Housing A Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 28,000
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 28,509
• Household income: $107,780
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 422.0

Population outlook (Bucks County) Hauer SSP2

• Today (2025): 630,973 people
• By 2030: 627,093 · -0.6%
• By 2040: 609,680 · -3.4%
• By 2050: 584,225 · -7.4%
• By 2075: 539,840 · -14.4%
• By 2100: 483,970 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 7% Two or more races 7% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Scotch-Irish 6% Subsaharan African 5%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 77% English-only · Russian/Polish/Slavic 10% Other Indo-European 3% Other Asian/Pacific 3%

Political lean MEDSL · Bucks

• 2024 margin: Toss-up / Even · D 49.5% · R 49.5%
• 2008→2024 swing: -8.7pp toward R · 2008: 8.7pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+4.4 2016: D+0.6 2012: D+1.2 2008: D+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -353.44%
• Current HPI: 289.4267
• 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

-7.7% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $120,000 BRIGHT MLS
• 2026-04-03 Price Changed $125,000 BRIGHT MLS
• 2026-01-07 Listed $130,000 BRIGHT MLS
• 2026-01-06 Coming Soon $130,000 BRIGHT MLS

Property tax history

-0.2%/yr

Latest (2026): $784 · +5.7% YoY. Source: county tax records.