160 Ashley Ln · East Penn, PA 18235

$162,500

3 bd · 2.0 ba · 1,782 sqft · Manufactured · 30 Days on market

Built 2005 8,004 sqft lot $91/sqft · at area comps Est $158k · at est.

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +6.1/15.0
• 1% rule +6.0/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

IF YOU'RE LOOKING FOR A Spacious 3-BR, 2-BA, 2005 ranch home nestled in the upper development in Northside Heights Community . . . Look No More . . . it's HERE! This 1,782 sq. ft. Fleetwood home features an open floor plan and spacious rooms allowing you to move freely throughout the home. The spacious open living/family room, expanding the full width of the home, features a corner stone faced propane fireplace, for you to create one living or separate into living and family rooms! Wood cabinets, Formica countertops, tile backsplash, oversize stainless sink, stainless appliances, and a corner built in pantry providing you lots of space for creative cooking! The primary ensuite inlcudes a sp

Key facts

• 8,004 sq ft lot
• 4 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly association recreation fee of $545; Association fee includes water, trash, sewer, and recreation facility; Land lease (monthly land lease $545)

Exterior

• Parking: Off-street parking for 4 (asphalt driveway)
• Utilities: Community water; Community septic tank; Electric available; Propane
• Home design: Manufactured double-wide (Fleetwood); Estimated year built; Building not winterized
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Above-grade finished living area (approx. 1,782)
• Exterior features: Community pool; Lot dimensions approximately 92' x 88' x 92' x 87'; Not in a federal flood zone; Pets allowed with size/weight restrictions

Interior

• Kitchen: Dishwasher; Gas oven/range; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (oil); Central air conditioning; 200+ amp electric service; Electric hot water
• Interior features: Walk-in closet(s); Gas/Propane fireplace (1)
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $162k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $160k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lehighton Area SD (suburban): math 32% / reading 50% proficiency, ranked #336 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $162k implies a 117% gain — meaningful room to come down on a strong offer.

Recommended offer $160,062 (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. 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.
3. 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.
4. 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: 1.10% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $157,605
• List price: $162,500
• Delta: 3.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Kaysea Ln Lot 104	0.15mi	3/2.0	1,706 (-4%)	5mo	$165,000	$97	82
48 Shelby Dr Lot 48	0.23mi	3/2.0	1,848 (+4%)	17mo	$100,000	$54	69
193 Nick Ln	0.28mi	3/2.0	1,680 (-6%)	13mo	$190,000	$113	66
223 Jennifer Ln Lot 223	0.14mi	3/2.0	1,568 (-12%)	21mo	$150,000	$96	56
181 Ashley Ln #181	0.21mi	3/2.0	1,568 (-12%)	19mo	$160,000	$102	54

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,167
• Equity at exit: $24,229

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $18,485
• Equity at exit: $14,050

Cash invested: $45,500 (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 18235

• Home prices YoY: -27.1%
• Active inventory: 139
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$187 /mo · $2,247/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $301

Break-even live

Break-even rent $1,401

Max offer price $162,500

Occupancy floor 78%

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $162,500 Pending 30 DOM
2. 2026-06-03
   days on market $162,500 Active 28 DOM
3. 2026-06-02
   days on market $162,500 Active 27 DOM
4. 2026-06-01
   days on market $162,500 Active 26 DOM
5. 2026-05-31
   days on market $162,500 Active 25 DOM
6. 2026-05-31
   days on market $162,500 Active 24 DOM
7. 2026-05-06
   listed $162,500 Active 2028-char remark
8. 2026-05-04
   historical
9. 2026-04-13
   price $165,000
10. 2026-04-12
    price $165,000
11. 2026-03-20
    listed $170,000 Active
12. 2026-03-20
    listed $170,000 Active
13. 2019-07-01
    soldstatus $75,000
14. 2018-08-08
    listed $79,000
15. 2012-12-06
    listed $69,500
16. 2012-12-03
    listed $69,500

ⓘ 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: $2,247 · $187/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: +$160/yr (+$13/mo · 7.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,384
• − Mortgage interest: −$9,103
• − Property taxes: −$2,247
• − Insurance: −$812
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$4,727
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $3,350/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: Lehighton Area SD
• NCES district ID: 4213500
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $51,115
• Composite: 35.36/100
• National rank: #4958
• State rank: #336 of 539 in PA

Livability — East Penn

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

Census & demographics

• Population (ZIP): 19,121

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Polish 5% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.77%
• Current HPI: 187.4645
• 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

+133.8% since first listed

11 events — show timeline

• 2026-06-06 Pending — BRIGHT MLS
• 2026-05-06 Listed $162,500 BRIGHT MLS
• 2026-05-04 Listing Removed — BRIGHT MLS
• 2026-04-13 Price Changed $165,000 BRIGHT MLS
• 2026-04-12 Price Changed $165,000 PMAR
• 2026-03-20 Listed $170,000 BRIGHT MLS
• 2026-03-20 Listed $170,000 PMAR
• 2019-07-01 Sold (MLS) $75,000 GLVRMLS
• 2018-08-08 Listed $79,000 GLVRMLS
• 2012-12-06 Listed $69,500 GLVRMLS
• 2012-12-03 Listed $69,500 PMAR

Property tax history

+1.4%/yr

Latest (2026): $2,247 · +0.8% YoY. Source: county tax records.