Capua Plan · Lehigh, PA 18088

$82,000

3 bd · 2.0 ba · 1,029 sqft · Manufactured · 72 Days on market

Good condition ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Mountain View - PA an all age active and vibrant community, where you can find yourself in your dream home. We have a well-kept 2019 3 bed, 2 bath home for sale featuring 1029.60 sq ft of beautifully designed living space. Located near Walnutport, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, new floors/carpet, electric fireplace and large windows to bring in the natural light. The kitchen boasts features like a gas stove, a four seat island and a deep stainless steel sink, perfect for both everyday living and prepping holiday meals for the family. The spacious primary suite offers a peaceful retreat, complete with en-suite features like a walk-in closet and a walk-in shower. Additional bedrooms provide versatility for guests, a home office, or a growing family. Outside you can create a private backyard oasis, in addition to enjoying the covered front porch, large utility shed and low-maintenance landscaping. Washer, Dryer, all 2 years old are also included. Located in the desirable Mountain View - PA, residents enjoy access to a range of premium amenities including Blue Mountain Ski Resort, a plethora of shopping centers and an onsite playground and basketball court. Conveniently situated with a short drive to Route 22 and the PA Turnpike as well as more local roads, Routes 248, 946, 145, and 209. You'll have everything you need just minutes away. Whether you're looking for relaxa

Key facts

• Large windows
• Gas stove
• Electric fireplace

Tags

• OPEN-CONCEPT FLOOR PLAN
• ELECTRIC FIREPLACE
• LARGE WINDOWS
• GAS STOVE
• FOUR SEAT ISLAND
• DEEP STAINLESS STEEL SINK

🏗️ New construction. The $82,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $55,309.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $82k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $383 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.37% ✓
• Cap rate: 29.95%
• Cash-on-cash: 84.48%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

• ARV (median comp): $55,309
• List price: $82,000
• Delta: 48.26%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Windsor St	0.04mi	3/1.5	917 (-11%)	2mo	$42,000	$46	77
95 Nashua St	0.16mi	3/2.0	1,100 (+7%)	6mo	$60,000	$55	76

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: 84.9%
• Equity multiple: 4.91×
• Total profit: $60,501
• Equity at exit: $8,247

10-year hold

• IRR: 88.1%
• Equity multiple: 10.18×
• Total profit: $142,206
• Equity at exit: $4,782

Cash invested: $15,487 (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 18088

• Active inventory: 43
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$290
• Tax est. 1.5%: −$69 /mo · $830/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $1,090

Break-even live

Break-even rent $484

Max offer price $55,309

Occupancy floor 37%

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: $13,827
• Closing costs: $1,659
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $82,000 Active 72 DOM
2. 2026-06-17
   days on market $82,000 Active 71 DOM
3. 2026-06-16
   days on market $82,000 Active 70 DOM
4. 2026-06-15
   days on market $82,000 Active 69 DOM
5. 2026-06-14
   days on market $82,000 Active 67 DOM
6. 2026-06-10
   days on market $82,000 Active 64 DOM
7. 2026-06-09
   days on market $82,000 Active 63 DOM
8. 2026-06-08
   days on market $82,000 Active 62 DOM
9. 2026-06-07
   days on market $82,000 Active 61 DOM
10. 2026-06-05
    days on market $82,000 Active 58 DOM
11. 2026-06-03
    days on market $82,000 Active 57 DOM
12. 2026-06-02
    days on market $82,000 Active 56 DOM
13. 2026-06-01
    days on market $82,000 Active 55 DOM
14. 2026-05-31
    days on market $82,000 Active 54 DOM
15. 2026-05-31
    pricedays on market $82,000 Active 53 DOM
16. 2026-04-25
    price $84,000 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to Mountain View - PA an all age active and vibrant community, where you can find yourself in your dream home. We have a well-kept 2019 3 bed, 2 bath home for sale featuring 1029.60 sq ft of beautifully designed living space. Located near Walnutport, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, new floors/carpet, electric fireplace and large windows to bring in the natural light. The kitchen boasts features like a gas stove, a four seat island and a deep stainless steel sink, perfect for both everyday living and prepping holiday meals for the family. The spacious primary suite offers a peaceful retreat, complete with en-suite features like a walk-in closet and a walk-in shower. Additional bedrooms provide versatility for guests, a home office, or a growing family. Outside you can create a private backyard oasis, in addition to enjoying the covered front porch, large utility shed and low-maintenance landscaping. Washer, Dryer, all 2 years old are also included. Located in the desirable Mountain View - PA, residents enjoy access to a range of premium amenities including Blue Mountain Ski Resort, a plethora of shopping centers and an onsite playground and basketball court. Conveniently situated with a short drive to Route 22 and the PA Turnpike as well as more local roads, Routes 248, 946, 145, and 209. You'll have everything you need just minutes away. Whether you're looking for relaxa

17. 2026-04-08
    listed $86,500 Active 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to Mountain View - PA an all age active and vibrant community, where you can find yourself in your dream home. We have a well-kept 2019 3 bed, 2 bath home for sale featuring 1029.60 sq ft of beautifully designed living space. Located near Walnutport, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, new floors/carpet, electric fireplace and large windows to bring in the natural light. The kitchen boasts features like a gas stove, a four seat island and a deep stainless steel sink, perfect for both everyday living and prepping holiday meals for the family. The spacious primary suite offers a peaceful retreat, complete with en-suite features like a walk-in closet and a walk-in shower. Additional bedrooms provide versatility for guests, a home office, or a growing family. Outside you can create a private backyard oasis, in addition to enjoying the covered front porch, large utility shed and low-maintenance landscaping. Washer, Dryer, all 2 years old are also included. Located in the desirable Mountain View - PA, residents enjoy access to a range of premium amenities including Blue Mountain Ski Resort, a plethora of shopping centers and an onsite playground and basketball court. Conveniently situated with a short drive to Route 22 and the PA Turnpike as well as more local roads, Routes 248, 946, 145, and 209. You'll have everything you need just minutes away. Whether you're looking for relaxa

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,366
• − Mortgage interest: −$3,098
• − Property taxes: −$830
• − Insurance: −$277
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$1,609
• Taxable income: $12,974
• Est. tax owed @ 24.0%: −$3,114
• After-tax cash flow: $9,969/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 · 11 photos

Good 80/100 Cosmetic rehab

This 2019 manufactured home in Mountain View, PA is in good condition with a well-maintained exterior and interior. It offers a good ROI with updates that can further increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Install smart home features — Smart home features improve convenience and add value
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home features — Smart home features improve convenience and add value ↑
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal ↑

ⓘ 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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Lehigh

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,162

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Polish 7% Romanian 3% Danish 3%
• Foreign-born: 2% · India, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.19%
• Current HPI: 203.2109
• 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

Price history

-2.9% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $84,000 Zillow
• 2026-04-08 Listed $86,500 Zillow