2 Indian Trl · Wind Gap, PA 18091

$95,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 19 Days on market

Built 2025 1,024 sqft lot $660/mo HOA · 47% of rent

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Why this score? — see what drove the D- 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).

• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2 Indian Trail in Wind Gap’s Indian Steps community - a brand-new 2025 “The Gem – Ruby” manufactured home offering stylish, low-maintenance living with modern finishes and energy-efficient construction throughout. This thoughtfully designed 2-bedroom, 2-bath home features an open-concept layout with recessed lighting, durable modern flooring, and a bright living area that flows seamlessly into the kitchen and dining space. The kitchen offers stainless steel appliances, gas range, shaker-style cabinetry, ample storage, and oversized peninsula seating ideal for everyday living and entertaining. The spacious primary suite includes a walk-in closet and private

Key facts

• Walk-in closet
• Gas range
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• SHAKER-STYLE CABINETRY
• OVERSIZED PENINSULA SEATING
• WALK-IN CLOSET

Property features AI

Finance

• Other: Energy Star Certified homes (green feature)
• HOA & community: Association fee $660 per month; Property has a land lease

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Cable available; 100 amp service with circuit breakers; Community/coop sewer; Community/coop water
• Home design: Single-story; New construction; Has a view; Zoned RM
• Construction: Vinyl and wood siding; Asphalt/fiberglass roof
• Exterior features: Propane tank (leased); Mobile home structure; Flat lot; Not in a subdivision; Private road frontage; Paved road

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Propane water heater
• Bedrooms: Total rooms: 5 (includes bedrooms and living areas)
• Flooring: Carpet; Laminate; Resilient flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas and propane); Central air conditioning
• Interior features: Dining area; Eat-in kitchen; Mud room; Utility room; Walk-in closet(s); Window treatments; Drapes
• Laundry & utility: Washer hookup on main level; Dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $96k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (25.7% below list).
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $71k (25.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#753 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Pen Argyl Area SD (suburban): math 38% / reading 57% proficiency, ranked #217 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plainfield El Sch (math 52% / reading 62%, grade C+, #444 of 1,518 statewide, top 32%, 420 students, 53% FRL); Wind Gap Ms (math 28% / reading 56%, grade D-, #221 of 512 statewide, top 45%, 518 students, 46% FRL); Pen Argyl Area Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 502 students, 35% FRL) — zoned schools average 44% FRL vs 27% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 33 active listings in the ZIP; 1 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 $663 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $71,292 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $39,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Indian Trl	0.04mi	2/2.0	890 (+6%)	10mo	$83,600	$94	80
28 Indian Trl	0.04mi	2/1.0	800 (-5%)	8mo	$36,035	$45	79
15 Indian Trl	0.04mi	2/1.5	896 (+7%)	14mo	$42,500	$47	74

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: -26.4%
• Equity multiple: 0.10×
• Total profit: $-24,033
• Equity at exit: $14,299

10-year hold

• IRR: -21.8%
• Equity multiple: -0.15×
• Total profit: $-30,811
• Equity at exit: $8,292

Cash invested: $26,852 (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 18091

• Active inventory: 33
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$40
• HOA: −$660
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-139

Break-even live

Break-even rent $1,576

Max offer price $71,292

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-112	+0% $-139	+5% $-166	+10% $-194
Rent	-10% $-250	-5% $-195	+0% $-139	+5% $-84	+10% $-29
Rate	-1.0pp $-91	-0.5pp $-115	base $-139	+0.5pp $-164	+1.0pp $-189

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Water St Wind Gap, PA	2.0	1.0	600	$1,400	$2.33	4d	1	0.97mi

HOA detail

• Monthly dues: $660 · $7,920/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-05
   statusdays on market $95,900 Pending 19 DOM
2. 2026-06-03
   days on market $95,900 Active 18 DOM
3. 2026-06-02
   days on market $95,900 Active 17 DOM
4. 2026-06-01
   days on market $95,900 Active 16 DOM
5. 2026-05-31
   days on market $95,900 Active 15 DOM
6. 2026-05-31
   days on market $95,900 Active 14 DOM
7. 2026-05-15
   listed $95,900 Active

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$503/yr (+$42/mo · 98.8%)

ⓘ 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 3/10 Moderate 6 d/yr ≥94°F today · 13 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$5,372
• − Property taxes: −$509
• − Insurance: −$480
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$7,920
• − Depreciation: −$2,790
• Taxable loss: −$2,958
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $-962/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: Pen Argyl Area SD
• NCES district ID: 4218570
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $54,057
• Composite: 41.03/100
• National rank: #3585
• State rank: #217 of 539 in PA

Livability — Wind Gap

• Score: 70/100
• State rank: #753
• US rank: #7506

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wind Gap, PA
• Population (ZIP): 6,091

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: French 4% Polish 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 4% Spanish 2% Other Asian/Pacific 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: ▼ -145.73%
• Current HPI: 196.8806
• 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

• 2026-05-15 Listed $95,900 GLVRMLS

Property tax history

+2.0%/yr

Latest (2024): $509 · +0.0% YoY. Source: county tax records.