Eagle River 183 Highland Estates Plan · Greenwich, PA 19530

$99,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 953 Days on market

Excellent condition

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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 +5.0/10.0
• Condition / age +4.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fall in love with a brand new home at Highland Estates, a manufactured home community in beautiful and rural Kutztown, PA. Known for its quaint Dutch community, Highland Estates offers high-quality, turnkey ready homes. UMH Properties, Inc. provides the perfect blend of affordability and sought-after features including open concept floor plans and custom touches. Enjoy this beautifully maintained community with world-class amenities. Our residents also enjoy an on-site pool, playground, basketball court and fitness center to stay active. When you buy or rent a manufactured home with UMH Properties, Inc. we work with you every step of the way. From leasing and financing to move-in day, we guarantee a hassle-free sales experience - come visit us today! Highland Estates is located in Berks County known for its rich culture and history which can be seen in local museums and restaurants. A day out in Kutztown PA can mean visiting nearby Dorney Park & Wild Water Kingdom or doing an exhilarating hike at nearby Hawk Mountain. Take a short drive in either direction and be immersed in a wide range of entertainment, shopping, and dining experiences with Allentown about 15 minutes away, Reading 20 minutes away and Bethlehem and Easton an easy commute right off of Interstate 78. Tucked away in a peaceful country setting with access to multiple cities within minutes, you’ll find what you’ve been missing at Highland Estates. The Highland Estates community situates its residents in the Kutztown School District. After graduation, those students or adults looking to move on to higher education will find Kutztown University as a further education option.

Key facts

• Listed 953 days

🏗️ New construction. The $99,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $79,499.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% 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.
• Kutztown Area SD (town): math 51% / reading 64% proficiency, ranked #86 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 47 active listings in the ZIP; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $549 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 953 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 953 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.07% ✓
• Cap rate: 17.64%
• Cash-on-cash: 40.53%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (median comp): $79,499
• List price: $99,000
• Delta: 24.53%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.0%
• Equity multiple: 2.57×
• Total profit: $35,022
• Equity at exit: $11,854

10-year hold

• IRR: 43.6%
• Equity multiple: 5.14×
• Total profit: $92,250
• Equity at exit: $6,874

Cash invested: $22,260 (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 19530

• Home prices YoY: -18.6%
• Active inventory: 47
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $752

Break-even live

Break-even rent $695

Max offer price $79,499

Occupancy floor 49%

Sensitivity live

Price	-10% $807	-5% $779	+0% $752	+5% $724	+10% $697
Rent	-10% $622	-5% $687	+0% $752	+5% $817	+10% $882
Rate	-1.0pp $792	-0.5pp $772	base $752	+0.5pp $731	+1.0pp $710

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,000 Active 953 DOM
2. 2026-06-17
   days on market $99,000 Active 952 DOM
3. 2026-06-16
   days on market $99,000 Active 951 DOM
4. 2026-06-15
   days on market $99,000 Active 950 DOM
5. 2026-06-14
   days on market $99,000 Active 948 DOM
6. 2026-06-13
   days on market $99,000 Active 947 DOM
7. 2026-06-10
   days on market $99,000 Active 945 DOM
8. 2026-06-09
   days on market $99,000 Active 944 DOM
9. 2026-06-08
   days on market $99,000 Active 943 DOM
10. 2026-06-07
    days on market $99,000 Active 942 DOM
11. 2026-06-03
    days on market $99,000 Active 938 DOM
12. 2026-06-02
    days on market $99,000 Active 937 DOM
13. 2026-06-01
    days on market $99,000 Active 936 DOM
14. 2026-05-31
    days on market $99,000 Active 935 DOM
15. 2026-05-31
    days on market $99,000 Active 934 DOM
16. 2023-11-08
    listed $99,000 Active 1682-char remark

    Show marketing remark (1682 chars)

    Fall in love with a brand new home at Highland Estates, a manufactured home community in beautiful and rural Kutztown, PA. Known for its quaint Dutch community, Highland Estates offers high-quality, turnkey ready homes. UMH Properties, Inc. provides the perfect blend of affordability and sought-after features including open concept floor plans and custom touches. Enjoy this beautifully maintained community with world-class amenities. Our residents also enjoy an on-site pool, playground, basketball court and fitness center to stay active. When you buy or rent a manufactured home with UMH Properties, Inc. we work with you every step of the way. From leasing and financing to move-in day, we guarantee a hassle-free sales experience - come visit us today! Highland Estates is located in Berks County known for its rich culture and history which can be seen in local museums and restaurants. A day out in Kutztown PA can mean visiting nearby Dorney Park & Wild Water Kingdom or doing an exhilarating hike at nearby Hawk Mountain. Take a short drive in either direction and be immersed in a wide range of entertainment, shopping, and dining experiences with Allentown about 15 minutes away, Reading 20 minutes away and Bethlehem and Easton an easy commute right off of Interstate 78. Tucked away in a peaceful country setting with access to multiple cities within minutes, you’ll find what you’ve been missing at Highland Estates. The Highland Estates community situates its residents in the Kutztown School District. After graduation, those students or adults looking to move on to higher education will find Kutztown University as a further education option.

ⓘ 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: $19,764
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$397
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$2,313
• Taxable income: $8,246
• Est. tax owed @ 24.0%: −$1,979
• After-tax cash flow: $7,042/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 · 8 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with no visible repairs needed. It offers a modern and well-maintained interior with a good curb appeal. Potential buyers and renters will appreciate the home's features and location.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers/tenants.
• Both Upgrading the kitchen appliances — Upgrading appliances can increase both resale and rental value by making the kitchen more appealing and functional.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading appliances can increase both resale and rental value by making the kitchen more appealing and functional. ↑

ⓘ 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: Kutztown Area SD
• NCES district ID: 4212930
• Math proficiency: 51% ▼ -4.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $56,887
• Composite: 49.61/100
• National rank: #1982
• State rank: #86 of 539 in PA

Livability — Greenwich

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

Census & demographics

• Population (ZIP): 14,896

Population outlook (Berks County) Hauer SSP2

• Today (2025): 425,767 people
• By 2030: 428,814 · +0.7%
• By 2040: 433,463 · +1.8%
• By 2050: 439,426 · +3.2%
• By 2075: 478,647 · +12.4%
• By 2100: 518,507 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Polish 7% Romanian 4% Scotch-Irish 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 4% Other Indo-European 1%

Political lean MEDSL · Berks

• 2024 margin: R (+12.2) · D 43.4% · R 55.6%
• 2008→2024 swing: -21.4pp toward R · 2008: 9.2pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+8.2 2016: R+10.2 2012: R+0.6 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.76%
• Current HPI: 278.7933
• 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

1 event — show timeline

• 2023-11-08 Listed $99,000 Zillow