3 Tribe Ln · Wind Gap, PA 18091

$35,000

2 bd · 1.0 ba · 780 sqft · Manufactured · 209 Days on market

Built 1982 $45/sqft · 36% below area Est $55k · 36% under $760/mo HOA · 54% of rent

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Why this score? — see what drove the B 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 +25.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 1982 manufactured home in the Indian Steps Mobile Home Park * Very affordable living. .. convenient location * Large Kitchen/Living area ( 30' x 13' ) * 2 bedrooms * vinyl flooring throughout * large, versatile enclosed porch area.

Key facts

• Vinyl flooring
• Manufactured home
• Convenient location

Tags

• MANUFACTURED HOME
• INDIAN STEPS MOBILE HOME PARK
• AFFORDABLE LIVING
• CONVENIENT LOCATION
• LARGE KITCHEN LIVING AREA
• VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

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, schools D-, amenities 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.
• Market conditions: 32 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.00% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 2.1

CMA / ARV

• ARV (median comp): $55,015
• List price: $35,000
• Delta: -36.38%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Indian Trl	0.00mi	2/1.0	800 (+3%)	8mo	$36,035	$45	89
11 Indian Trl	0.00mi	2/2.0	890 (+14%)	10mo	$83,600	$94	64
15 Indian Trl	0.00mi	2/1.5	896 (+15%)	14mo	$42,500	$47	62

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $338
• Equity at exit: $5,219

10-year hold

• IRR: 11.6%
• Equity multiple: 1.96×
• Total profit: $9,418
• Equity at exit: $3,026

Cash invested: $9,800 (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: 32
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$15
• HOA: −$760
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $87

Break-even live

Break-even rent $1,290

Max offer price $35,000

Occupancy floor 89%

Sensitivity live

Price	-10% $106	-5% $96	+0% $87	+5% $77	+10% $67
Rent	-10% $-24	-5% $31	+0% $87	+5% $142	+10% $197
Rate	-1.0pp $104	-0.5pp $95	base $87	+0.5pp $77	+1.0pp $68

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: $8,750
• Closing costs: $1,050
• 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	3d	1	0.97mi

HOA detail

• Monthly dues: $760 · $9,120/yr

Listing history 16 events

1. 2026-06-18
   days on market $35,000 Active 209 DOM
2. 2026-06-17
   days on market $35,000 Active 208 DOM
3. 2026-06-16
   days on market $35,000 Active 207 DOM
4. 2026-06-15
   days on market $35,000 Active 206 DOM
5. 2026-06-14
   days on market $35,000 Active 204 DOM
6. 2026-06-10
   days on market $35,000 Active 201 DOM
7. 2026-06-09
   days on market $35,000 Active 200 DOM
8. 2026-06-08
   days on market $35,000 Active 199 DOM
9. 2026-06-07
   days on market $35,000 Active 198 DOM
10. 2026-06-05
    days on market $35,000 Active 195 DOM
11. 2026-06-03
    days on market $35,000 Active 194 DOM
12. 2026-06-02
    days on market $35,000 Active 193 DOM
13. 2026-06-01
    days on market $35,000 Active 192 DOM
14. 2026-05-31
    days on market $35,000 Active 191 DOM
15. 2026-05-31
    days on market $35,000 Active 190 DOM
16. 2025-11-21
    listed $35,000 Active 250-char remark

    Show marketing remark (250 chars)

    * 1982 manufactured home in the Indian Steps Mobile Home Park * Very affordable living. .. convenient location * Large Kitchen/Living area ( 30' x 13' ) * 2 bedrooms * vinyl flooring throughout * large, versatile enclosed porch area.

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: −$1,961
• − Property taxes: −$736
• − Insurance: −$175
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$9,120
• − Depreciation: −$1,018
• Taxable income: $1,102
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $774/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

• 2025-11-21 Listed $35,000 GLVRMLS

Property tax history

+3.3%/yr

Latest (2026): $736 · +0.0% YoY. Source: county tax records.