524 Barrington Rd · Longswamp, PA 18062

$195,435

3 bd · 2.0 ba · 1,387 sqft · Manufactured · 54 Days on market

Built 2026 Good condition $141/sqft · 46% above area Est $134k · 46% 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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to 524 Barrington Road! Step into, modern living with this brand-new home offering 3 bedrooms, 2 baths, and approximately 1,387 sq. ft. of thoughtfully designed space. An open, airy layout creates a natural flow between the living, dining, and kitchen areas-perfect for both everyday routines and relaxed gatherings. Features 3 Bed & 2 Bath Open Living Space Designer Kitchen Wood Beam Accents Primary Suite with Walk-In Closet Spactios Walk-In Pantry Dedicated utility room with utility sink Additional Space added to Each of the Secondary Bedrooms Additional Space added in Primary Suite Paved Two Car Driveway

Key facts

• Built 2026
• Listed 54 days

Property features AI

Finance

• Other: Address: 524 Barrington Rd, Macungie, PA 18062; Status: Active
• Financial info: List price $195,435

Exterior

• Utilities: Natural gas; Central air
• Home design: Spec construction, Denali Grand plan
• Construction: Living area approximately 1387; Spec-built home
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $190k (3.0% 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.
• Brandywine Heights Area SD (suburban): math 48% / reading 66% proficiency, ranked #241 of 658 in PA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Brandywine Heights El Sch (337 students, 30% FRL); Brandywine Heights Intrmd/Ms (math 50% / reading 70%, grade B, #46 of 512 statewide, top 9%, 501 students, 32% FRL); Brandywine Heights Hs (math 42% / reading 24%, grade F, #325 of 437 statewide, top 75%, 439 students, 22% FRL).
• Market conditions: Rents flat; 162 active listings in the ZIP; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,571 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $133,900
• List price: $195,435
• Delta: 45.96%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Haddon Dr	0.20mi	3/2.0	1,344 (-3%)	2mo	$133,900	$100	84

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-934
• Equity at exit: $29,140

10-year hold

• IRR: 5.9%
• Equity multiple: 1.38×
• Total profit: $21,024
• Equity at exit: $16,898

Cash invested: $54,722 (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 18062

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 162
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,457 medium
• Mortgage (P&I): −$1,025
• Tax est. 1.5%: −$244 /mo · $2,932/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $590

Break-even live

Break-even rent $1,710

Max offer price $195,435

Occupancy floor 71%

Sensitivity live

Price	-10% $725	-5% $658	+0% $590	+5% $523	+10% $455
Rent	-10% $396	-5% $493	+0% $590	+5% $687	+10% $784
Rate	-1.0pp $689	-0.5pp $640	base $590	+0.5pp $540	+1.0pp $488

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: $48,859
• Closing costs: $5,863
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $195,435 Active 54 DOM
2. 2026-06-18
   days on market $195,435 Active 51 DOM
3. 2026-06-17
   days on market $195,435 Active 50 DOM
4. 2026-06-16
   days on market $195,435 Active 49 DOM
5. 2026-06-15
   days on market $195,435 Active 48 DOM
6. 2026-06-14
   days on market $195,435 Active 46 DOM
7. 2026-06-13
   days on market $195,435 Active 45 DOM
8. 2026-06-10
   days on market $195,435 Active 43 DOM
9. 2026-06-09
   days on market $195,435 Active 42 DOM
10. 2026-06-08
    days on market $195,435 Active 41 DOM
11. 2026-06-07
    days on market $195,435 Active 40 DOM
12. 2026-06-05
    days on market $195,435 Active 37 DOM
13. 2026-06-03
    days on market $195,435 Active 36 DOM
14. 2026-06-02
    days on market $195,435 Active 35 DOM
15. 2026-06-01
    days on market $195,435 Active 34 DOM
16. 2026-05-31
    days on market $195,435 Active 33 DOM
17. 2026-05-31
    days on market $195,435 Active 32 DOM
18. 2026-04-28
    listed $195,435 Active 632-char remark

ⓘ 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: $29,482
• − Mortgage interest: −$10,947
• − Property taxes: −$2,932
• − Insurance: −$977
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$5,685
• Taxable income: $4,223
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $6,070/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 · 12 photos

Good 80/100 None rehab

This modern manufactured home is in excellent condition with no visible repairs needed. It offers a good balance of aesthetics and functionality, making it a strong candidate for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances 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.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances 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. ↑

ⓘ 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: Brandywine Heights Area SD
• NCES district ID: 4204050
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $62,904
• Composite: 51.52/100
• National rank: #3670
• State rank: #241 of 658 in PA

Livability — Longswamp

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

Census & demographics

• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 27,110
• Household income: $110,675
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 537.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 10% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▼ -91.04%
• Current HPI: 253.5939
• Rent YoY: ▲ 0.13%
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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