80S939CS Plan · Lehigh, PA 18088

$76,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 785 Days on market

Fair condition $62/sqft · 17% below area Est $92k · 17% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sale Pending. - - The perfect combination of luxury and value, this three-bedroom two-bathroom home offers plenty of space, comfort, and style! Featuring a spacious master bedroom with a private bath and generous walk-in closet and two additional bedrooms. This home is perfect for everything from entertaining to enjoying a quiet evening of relaxation. The beautiful kitchen offers plenty of counter and storage space, making preparing meals and storing everything you need a breeze. Priced to move, this amazing home won't last long - call today and see just how easy ownership can be!

Key facts

• Listed 785 days

Tags

• SPACIOUS MASTER BEDROOM
• GENEROUS WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 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 $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 785 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 785 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 2.54% ✓
• Cap rate: 22.05%
• Cash-on-cash: 56.29%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (median comp): $92,000
• List price: $76,000
• Delta: -17.39%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Duke St	0.14mi	3/2.0	1,216 (0%)	9mo	$70,000	$58	86
95 Nashua St	0.16mi	3/2.0	1,100 (-10%)	6mo	$60,000	$55	71
19 E Zimmer Dr	0.14mi	3/2.0	1,344 (+10%)	10mo	$133,000	$99	68
1237 Valley Forge Dr	0.71mi	3/2.0	1,188 (-2%)	10mo	$112,000	$94	54

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: 54.7%
• Equity multiple: 3.41×
• Total profit: $51,285
• Equity at exit: $11,332

10-year hold

• IRR: 59.8%
• Equity multiple: 6.95×
• Total profit: $126,634
• Equity at exit: $6,571

Cash invested: $21,280 (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 18088

• Active inventory: 43
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $998

Break-even live

Break-even rent $665

Max offer price $76,000

Occupancy floor 43%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $76,000 Active 785 DOM
2. 2026-06-17
   days on market $76,000 Active 784 DOM
3. 2026-06-16
   days on market $76,000 Active 783 DOM
4. 2026-06-15
   days on market $76,000 Active 782 DOM
5. 2026-06-14
   days on market $76,000 Active 780 DOM
6. 2026-06-10
   days on market $76,000 Active 777 DOM
7. 2026-06-09
   days on market $76,000 Active 776 DOM
8. 2026-06-08
   days on market $76,000 Active 775 DOM
9. 2026-06-07
   days on market $76,000 Active 774 DOM
10. 2026-06-05
    days on market $76,000 Active 771 DOM
11. 2026-06-03
    days on market $76,000 Active 770 DOM
12. 2026-06-02
    days on market $76,000 Active 769 DOM
13. 2026-06-01
    days on market $76,000 Active 768 DOM
14. 2026-05-31
    days on market $76,000 Active 767 DOM
15. 2026-05-31
    days on market $76,000 Active 766 DOM
16. 2024-04-24
    listed $76,000 Active 587-char remark

    Show marketing remark (587 chars)

    Sale Pending. - - The perfect combination of luxury and value, this three-bedroom two-bathroom home offers plenty of space, comfort, and style! Featuring a spacious master bedroom with a private bath and generous walk-in closet and two additional bedrooms. This home is perfect for everything from entertaining to enjoying a quiet evening of relaxation. The beautiful kitchen offers plenty of counter and storage space, making preparing meals and storing everything you need a breeze. Priced to move, this amazing home won't last long - call today and see just how easy ownership can be!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $23,139
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$2,211
• Taxable income: $11,449
• Est. tax owed @ 24.0%: −$2,748
• After-tax cash flow: $9,230/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

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with cosmetic updates needed to enhance its resale value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — small size, standard fixtures
• Minor landscaping — simple landscaping

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen cabinets — modernizes kitchen
• Resale upgrade bathroom vanity — improves bathroom functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · small size, standard fixtures	Minor	$500–3,000
landscaping · simple landscaping	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes kitchen ↑
• Resale upgrade bathroom vanity — improves bathroom functionality ↑

ⓘ 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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Lehigh

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

Census & demographics

• Population (ZIP): 8,162

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Polish 7% Romanian 3% Danish 3%
• Foreign-born: 2% · India, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▼ -137.19%
• Current HPI: 203.2109
• 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

• 2024-04-24 Listed $76,000 Zillow