2 Indian Trl

Wind Gap, PA 18091

$95,900D-

2 bd · 2.0 ba · 840 sqft · Built 2025 · Manufactured · Pending · 19 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,400/mo
• Mortgage (P&I): −$503
• Tax + insurance: −$82
• HOA: −$660
• Vac / Maint / Mgmt: −$294
• Net cashflow: $-139/mo
• Annual: $-1,672/yr
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• 1% rule: 1.46%
• Cash to close: $26,852

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $96k.
• 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).
• It's been on market 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $71k (25.7% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Watch-outs: HOA is 47% of rent.
• 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).

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.