38 Ahearn · Upper Mount Bethel, PA 18343

$109,900

3 bd · 2.0 ba · 900 sqft · Manufactured · 2 Days on market

Built 1993 Est $78k · 40% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nicely situated mobile home on leased land in Upper Mount Bethel township, tucked in the back of the road of a small and peaceful mobile home community. Enjoy quiet living with the view of woods & hay fields. This mobile consists of a LARGE enclosed porch with a wood stove, inside you'll find a generous living room, kitchen & dining room accompanied by a small laundry room. There are THREE bedrooms & TWO bathrooms. This mobile also has forced hot air along with central cooling! The roof was replaced approx. 10 years ago. There is also another covered porch on the opposite side of the home. Plenty of room for company as well as a spacious yard providing TWO garden sheds. Th

Key facts

• Spacious yard
• Wood stove
• Garden sheds

Tags

• ENCLOSED PORCH
• WOOD STOVE
• SPACIOUS YARD
• GARDEN SHEDS
• PAVED PARKING PAD

Property features AI

Finance

• HOA & community: Has land lease

Exterior

• Parking: Off-street parking; Parking pad
• Utilities: Circuit breakers (electric); 220V electrical service; Community/Coop water; Community/Coop sewer
• Home design: Single-story; 900 above-grade finished area; Unknown year built; Asphalt/fiberglass roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt/Fiberglass roof
• Exterior features: Mobile home; Zoned AR

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Oil heating; Wood stove
• Interior features: Dining area; Eat-in kitchen; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bangor Area SD (rural): math 50% / reading 60% proficiency, ranked #107 of 539 in PA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $109,900

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: 1.80% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $78,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Ahearn Dr	0.04mi	2/2.0 (-1)	980 (+9%)	4mo	$85,000	$87	75

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $35,327
• Equity at exit: $16,386

10-year hold

• IRR: 35.1%
• Equity multiple: 4.22×
• Total profit: $99,207
• Equity at exit: $9,502

Cash invested: $30,772 (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 18343

• Home prices YoY: -11.5%
• Active inventory: 35
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $834

Break-even live

Break-even rent $918

Max offer price $109,900

Occupancy floor 53%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2057 S Delaware Dr Mount Bethel, PA	2.0	1.0	896	$1,650	$1.84	11d	1	0.85mi
2500 N Delaware Dr Mt Bethel, PA	2.0	1.0	900	$2,500	$2.78	2d	1	1.39mi

Listing history 3 events

1. 2026-06-18
   days on market $109,900 Active 2 DOM
2. 2026-06-16
   remarks 687-char remark
3. 2026-06-16
   listed $109,900 Active 1 DOM

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$251/yr (+$21/mo · 20.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,684
• − Mortgage interest: −$6,156
• − Property taxes: −$1,235
• − Insurance: −$550
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$3,197
• Taxable income: $8,757
• Est. tax owed @ 24.0%: −$2,102
• After-tax cash flow: $7,908/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: Bangor Area SD
• NCES district ID: 4203000
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $57,818
• Composite: 47.64/100
• National rank: #2250
• State rank: #107 of 539 in PA

Livability — Upper Mount Bethel

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

Census & demographics

• Population (ZIP): 3,877

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 4% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Cuban 1% Dominican 2%
• Common ancestry: Romanian 5% Portuguese 4% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 2% Chinese 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: ▼ -24.19%
• Current HPI: 185.8592
• 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

• 2026-06-15 Listed $109,900 GLVRMLS

Property tax history

+1.1%/yr

Latest (2026): $1,235 · +0.7% YoY. Source: county tax records.