2304 Brownsville Rd Lot H-9 · Trevose, PA 19053

$119,900

2 bd · 1.0 ba · 760 sqft · SingleFamily · 28 Days on market

Built 2008 Good condition $158/sqft · 19% below area Est $149k · 19% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained, sundrenched 2-bedroom, 1-bath manufactured home in the highly sought-after Eastern Dawn community. This residence shines with a recently updated kitchen featuring a charming breakfast area—the perfect spot for your morning coffee. The open and airy layout is enhanced by a brand-new sliding glass door that leads you directly to a private, covered deck, ideal for year-round relaxation or outdoor dining. Significant upgrades provide total peace of mind, including a brand-new HVAC system and a sturdy storage shed for all your tools and hobbies. Situated in a prime location, you are just minutes away from the area’s best shopping, dining, and entertainment. Meticulously cared for and move-in ready, this home offers the lifestyle you’ve been looking for.

Key facts

• Storage shed
• Sliding glass door
• Updated kitchen

Tags

• UPDATED KITCHEN
• BREAKFAST AREA
• SLIDING GLASS DOOR
• PRIVATE COVERED DECK
• BRAND NEW HVAC SYSTEM
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.3% in Trevose — 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 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-, schools D+, 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.
• Market conditions: 94 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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

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 $118,101 (1.5% below list)

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 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?
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: 1.41% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $148,843
• List price: $119,900
• Delta: -19.45%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 Brownsville Rd Lot H-9	0.00mi	2/1.0	760 (0%)	0mo	$107,500	$141	100
2304-LOT J-3 Brownsville Rd	0.04mi	2/1.0	832 (+10%)	8mo	$100,000	$120	76
4932 Somers Ave	0.68mi	2/1.0	790 (+4%)	23mo	$375,000	$475	42
2043 Oakford Ave	0.66mi	1/1.0 (-1)	676 (-11%)	5mo	$250,000	$370	42
1933 Fernbrook Ave	0.61mi	3/1.5 (+1)	859 (+13%)	19mo	$320,000	$373	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $12,774
• Equity at exit: $17,877

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $52,661
• Equity at exit: $10,367

Cash invested: $33,572 (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: 94
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $505

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 65%

Sensitivity live

Price	-10% $588	-5% $547	+0% $505	+5% $464	+10% $422
Rent	-10% $372	-5% $439	+0% $505	+5% $572	+10% $639
Rate	-1.0pp $566	-0.5pp $536	base $505	+0.5pp $474	+1.0pp $443

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   status Pending 816-char remark

   Show marketing remark (816 chars)

   Welcome to this beautifully maintained, sundrenched 2-bedroom, 1-bath manufactured home in the highly sought-after Eastern Dawn community. This residence shines with a recently updated kitchen featuring a charming breakfast area—the perfect spot for your morning coffee. The open and airy layout is enhanced by a brand-new sliding glass door that leads you directly to a private, covered deck, ideal for year-round relaxation or outdoor dining. Significant upgrades provide total peace of mind, including a brand-new HVAC system and a sturdy storage shed for all your tools and hobbies. Situated in a prime location, you are just minutes away from the area’s best shopping, dining, and entertainment. Meticulously cared for and move-in ready, this home offers the lifestyle you’ve been looking for.

2. 2026-04-20
   listed $119,900 Active 816-char remark

   Show marketing remark (816 chars)

   Welcome to this beautifully maintained, sundrenched 2-bedroom, 1-bath manufactured home in the highly sought-after Eastern Dawn community. This residence shines with a recently updated kitchen featuring a charming breakfast area—the perfect spot for your morning coffee. The open and airy layout is enhanced by a brand-new sliding glass door that leads you directly to a private, covered deck, ideal for year-round relaxation or outdoor dining. Significant upgrades provide total peace of mind, including a brand-new HVAC system and a sturdy storage shed for all your tools and hobbies. Situated in a prime location, you are just minutes away from the area’s best shopping, dining, and entertainment. Meticulously cared for and move-in ready, this home offers the lifestyle you’ve been looking for.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $20,261
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$3,488
• Taxable income: $4,417
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $5,003/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This beautifully maintained manufactured home in Eastern Dawn community is in good condition with recent updates and a brand-new HVAC system. It offers a good investment opportunity with potential for further value enhancement through minor cosmetic improvements.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both New flooring in the kitchen and bathrooms — Improves functionality and aesthetics, attracting more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring in the kitchen and bathrooms — Improves functionality and aesthetics, attracting more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-04-20 Listed $119,900 BRIGHT MLS