6 Ahearn Dr · Upper Mount Bethel, PA 18343

$139,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 33 Days on market

Built 1995 $132/sqft · 18% below area Est $171k · 18% under $625/mo HOA · 32% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +9.1/10.0
• Schools +4.8/10.0
• DSCR +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Double-Wide with Scenic Views in Quiet Park Welcome home to this beautifully maintained 3-bedroom, 2-bath double-wide, perfectly situated at the end of a small and peaceful mobile home community. Enjoy breathtaking views of neighboring farms and the Delaware Water Gap right from your covered front porch. Inside, you'll find all-new flooring and fresh paint throughout, giving the home a bright and inviting feel. The kitchen features a new dishwasher, and recent updates include a newer heating system and roof, offering peace of mind for years to come. Relax or entertain on the large rear deck, and take advantage of two storage sheds for all your tools and outdoor gear. The paved driveway provides convenient parking, and the low lot rent makes this an affordable and appealing choice. Quiet, scenic, and move-in ready--call today to schedule a private showing!

Key facts

• Covered front porch
• Two storage sheds
• New dishwasher

Tags

• COVERED FRONT PORCH
• NEW DISHWASHER
• NEWER HEATING SYSTEM
• NEW ROOF
• LARGE REAR DECK
• TWO STORAGE SHEDS

Property features AI

Finance

• HOA & community: Association fee of $625 per month

Exterior

• Parking: No garage; Off-street parking
• Utilities: Electric service with 100 amps and circuit breakers; Community/Cooperative water; Community/Cooperative sewer
• Home design: Single-story home; Mobile home present
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Deck; Flat lot; Property has a view

Interior

• Kitchen: Refrigerator; Electric oven; Electric range; Dishwasher; Eat-in kitchen
• Bedrooms: Three first-floor bedrooms (approx. 15 x 15; 12 x 10; 10 x 10)
• Flooring: Carpet; Engineered hardwood
• Bathrooms: Two full bathrooms on the first floor (approx. 8 x 8 and 6 x 12)
• Heating & cooling: Forced air heating (oil); Central air; Ceiling fan(s)
• Interior features: Dining area; Eat-in kitchen
• Laundry & utility: First-floor laundry room (approx. 6 x 10); Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $13 ($157/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (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.
• 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 5.9

CMA / ARV

• ARV (median comp): $170,524
• List price: $139,900
• Delta: -17.96%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Ahearn Dr	0.02mi	2/2.0 (-1)	980 (-7%)	4mo	$85,000	$87	79

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-21,455
• Equity at exit: $20,860

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-16,054
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$58
• HOA: −$625
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $13

Break-even live

Break-even rent $1,952

Max offer price $139,900

Occupancy floor 94%

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: $34,975
• Closing costs: $4,197
• 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	0.79mi
2500 N Delaware Dr Mt Bethel, PA	2.0	1.0	900	$2,500	$2.78	2d	1	1.32mi

HOA detail

• Monthly dues: $625 · $7,500/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-18
   days on market $139,900 Active 33 DOM
2. 2026-06-17
   days on market $139,900 Active 32 DOM
3. 2026-06-16
   days on market $139,900 Active 31 DOM
4. 2026-06-15
   pricedays on market $139,900 Active 30 DOM
5. 2026-06-14
   days on market $149,900 Active 28 DOM

   Show marketing remark (879 chars)

   Charming Double-Wide with Scenic Views in Quiet Park Welcome home to this beautifully maintained 3-bedroom, 2-bath double-wide, perfectly situated at the end of a small and peaceful mobile home community. Enjoy breathtaking views of neighboring farms and the Delaware Water Gap right from your covered front porch. Inside, you'll find all-new flooring and fresh paint throughout, giving the home a bright and inviting feel. The kitchen features a new dishwasher, and recent updates include a newer heating system and roof, offering peace of mind for years to come. Relax or entertain on the large rear deck, and take advantage of two storage sheds for all your tools and outdoor gear. The paved driveway provides convenient parking, and the low lot rent makes this an affordable and appealing choice. Quiet, scenic, and move-in ready--call today to schedule a private showing!

6. 2026-06-13
   days on market $149,900 Active 27 DOM
7. 2026-06-10
   days on market $149,900 Active 25 DOM
8. 2026-06-09
   days on market $149,900 Active 24 DOM
9. 2026-06-08
   days on market $149,900 Active 23 DOM
10. 2026-06-07
    days on market $149,900 Active 22 DOM
11. 2026-06-03
    days on market $149,900 Active 18 DOM
12. 2026-06-02
    days on market $149,900 Active 17 DOM
13. 2026-06-01
    days on market $149,900 Active 16 DOM
14. 2026-05-31
    days on market $149,900 Active 15 DOM
15. 2026-05-31
    days on market $149,900 Active 14 DOM
16. 2026-05-18
    status Active 890-char remark
17. 2026-05-02
    listed $149,900 Active 890-char remark

    Show marketing remark (879 chars)

    Charming Double-Wide with Scenic Views in Quiet Park Welcome home to this beautifully maintained 3-bedroom, 2-bath double-wide, perfectly situated at the end of a small and peaceful mobile home community. Enjoy breathtaking views of neighboring farms and the Delaware Water Gap right from your covered front porch. Inside, you'll find all-new flooring and fresh paint throughout, giving the home a bright and inviting feel. The kitchen features a new dishwasher, and recent updates include a newer heating system and roof, offering peace of mind for years to come. Relax or entertain on the large rear deck, and take advantage of two storage sheds for all your tools and outdoor gear. The paved driveway provides convenient parking, and the low lot rent makes this an affordable and appealing choice. Quiet, scenic, and move-in ready--call today to schedule a private showing!

18. 2026-05-02
    listed $149,900 Active

    Show marketing remark (879 chars)

    Charming Double-Wide with Scenic Views in Quiet Park Welcome home to this beautifully maintained 3-bedroom, 2-bath double-wide, perfectly situated at the end of a small and peaceful mobile home community. Enjoy breathtaking views of neighboring farms and the Delaware Water Gap right from your covered front porch. Inside, you'll find all-new flooring and fresh paint throughout, giving the home a bright and inviting feel. The kitchen features a new dishwasher, and recent updates include a newer heating system and roof, offering peace of mind for years to come. Relax or entertain on the large rear deck, and take advantage of two storage sheds for all your tools and outdoor gear. The paved driveway provides convenient parking, and the low lot rent makes this an affordable and appealing choice. Quiet, scenic, and move-in ready--call today to schedule a private showing!

19. 2003-11-14
    soldstatus $60,000

    Show marketing remark (342 chars)

    Lovely location. This newer double wide mobile/ranch is located across from rolling fields in Upper Mt. Bethel Twsp. Spacious 3 bdrms with an airy open feel. CLean and well kept. Features include oil heat, central air, nice size laundry room, garden tub in master bath and 2 utility sheds. Lot rent of only $280 a month. Call for appointment.

20. 2003-11-14
    soldstatus $60,000

    Show marketing remark (342 chars)

    Lovely location. This newer double wide mobile/ranch is located across from rolling fields in Upper Mt. Bethel Twsp. Spacious 3 bdrms with an airy open feel. CLean and well kept. Features include oil heat, central air, nice size laundry room, garden tub in master bath and 2 utility sheds. Lot rent of only $280 a month. Call for appointment.

21. 2003-09-15
    historical
22. 2003-09-10
    listed $65,000

    Show marketing remark (342 chars)

    Lovely location. This newer double wide mobile/ranch is located across from rolling fields in Upper Mt. Bethel Twsp. Spacious 3 bdrms with an airy open feel. CLean and well kept. Features include oil heat, central air, nice size laundry room, garden tub in master bath and 2 utility sheds. Lot rent of only $280 a month. Call for appointment.

23. 2002-09-15
    listed $65,000
24. 2002-09-15
    listed $65,000

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,857 · $155/mo
• Expected delta: +$354/yr (+$29/mo · 23.5%)

ⓘ 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: $23,625
• − Mortgage interest: −$7,837
• − Property taxes: −$1,503
• − Insurance: −$700
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$7,500
• − Depreciation: −$4,070
• Taxable loss: −$1,765
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $580/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

+115.2% since first listed

12 events — show timeline

• 2026-06-14 Price Changed $139,900 PMAR
• 2026-06-14 Price Changed $139,900 GLVRMLS
• 2026-06-05 Relisted — PMAR
• 2026-05-18 Relisted — GLVRMLS
• 2026-05-02 Listed $149,900 GLVRMLS
• 2026-05-02 Listed $149,900 PMAR
• 2003-11-14 Sold (MLS) $60,000 PMAR
• 2003-11-14 Sold (MLS) $60,000 GLVRMLS
• 2003-09-15 Listing Removed — GLVRMLS
• 2003-09-10 Listed $65,000 GLVRMLS
• 2002-09-15 Listed $65,000 PMAR
• 2002-09-15 Listed $65,000 GLVRMLS

Property tax history

+1.1%/yr

Latest (2026): $1,503 · +0.7% YoY. Source: county tax records.