28 Williams Way · Sellersville, PA 18960

$277,000

2 bd · 2.5 ba · 1,669 sqft · Manufactured · 3 Days on market

Built 1995

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this meticulously maintained 2-bedroom, 2.5-bath home in the desirable Village of Quiet Acres. From the moment you arrive, you'll be impressed by the beautifully manicured landscaping, pristine lawn, and inviting covered front porch that showcase the exceptional care this property has received over the years. Inside, the home is bright, airy, and filled with natural light. Offering a spacious and versatile floor plan, you'll find both a comfortable living room and a separate family room, providing plenty of space for everyday living and entertaining. The eat-in kitchen is the heart of the home, complemented by a formal dining room for gatherings with family and friends. The gener

Key facts

• Covered front porch
• Formal dining room
• Move-in-ready

Tags

• MANICURED LANDSCAPING
• COVERED FRONT PORCH
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• MOVE-IN-READY
• TURNKEY

Property features AI

Exterior

• Home design: Single-family home; One floor

Interior

• Bedrooms: Two bedrooms
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Has air conditioning
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $277k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $277k).
• Cap rate 8.0% vs local median 3.3% in Sellersville — 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 79/100 on livability (#253 in PA, #2,218 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Pennridge SD (suburban): math 45% / reading 61% proficiency, ranked #112 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 102 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $277,000

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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-19,088
• Equity at exit: $41,302

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $16,721
• Equity at exit: $23,950

Cash invested: $77,560 (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 18960

• Home prices YoY: -27.2%
• Active inventory: 102
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,935 medium
• Mortgage (P&I): −$1,453
• Tax est. 1.5%: −$346 /mo · $4,155/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $404

Break-even live

Break-even rent $2,423

Max offer price $277,000

Occupancy floor 81%

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Ridgeview Ct Sellersville, PA	1.0–2.0	2.0–3.0	1743	$2,935	$1.68	17d	1	0.51mi
51 E Clymer Ave Sellersville, PA	3.0	2.5	2000	$3,500	$1.75	43d	1	0.86mi
604 Mews Dr Sellersville, PA	3.0	2.0	1300	$2,250	$1.73	18d	1	1.07mi
1 Applewood Dr Perkasie, PA	2.0–3.0	1.5–2.5	2134	$2,845	$1.33	1d	1	1.43mi

Listing history 7 events

1. 2026-06-18
   days on market $277,000 Active 3 DOM
2. 2026-06-17
   days on market $277,000 Active 2 DOM
3. 2026-06-16
   status $277,000 Active 1 DOM
4. 2026-06-15
   days on marketlisting id $277,000 Coming Soon 1 DOM
5. 2026-06-13
   days on market $277,000 Coming Soon 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $277,000 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.

Taxation est. · year 1

• Rental income: $35,220
• − Mortgage interest: −$15,516
• − Property taxes: −$4,155
• − Insurance: −$1,385
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − Depreciation: −$8,058
• Taxable income: $470
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $4,739/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: Pennridge SD
• NCES district ID: 4218750
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 61% ▼ -14.00%
• Median HH income: $73,770
• Composite: 47.48/100
• National rank: #2277
• State rank: #112 of 539 in PA

Livability — Sellersville

• Score: 79/100
• State rank: #253
• US rank: #2218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,198

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 (88%)
• Race & ethnicity: White 88% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Serbian 3% Lithuanian 3%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Arabic 1%

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: ▼ -108.67%
• Current HPI: 290.1178
• Rent YoY: —
• Metro: —
• 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