49 Ritzcraft Dr · Lehigh, PA 18088

$84,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 13 Days on market

Built 2018 Est $71k · 20% over $850/mo HOA · 44% of rent

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Why this score? — see what drove the D+ 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 +17.8/30.0
• 1% rule +10.0/10.0
• DSCR +5.6/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 49 Ritzcraft Drive, located in the desirable Mountain View Community in Walnutport! This well-maintained 3-bedroom, 2-bath manufactured home offers comfortable one-floor living with an open and inviting floor plan designed for everyday convenience. Step inside to find a spacious living area that flows seamlessly into the dining space and kitchen, creating the perfect setting for entertaining family and friends. The primary suite features a private full bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy the ease of low-maintenance living with ample storage, dedicated laundry area, and off-street parking. W

Key facts

• Built 2018
• Listed 13 days

Property features AI

Finance

• HOA & community: Monthly association fee of $850

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-story; 1,216 above-grade finished area
• Construction: Vinyl siding; Wood siding; Asphalt and fiberglass roofing
• Exterior features: Leased propane tank; Mobile home on the property

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Refrigerator; Electric water heater
• Bedrooms: Bedroom on the first level (14 x 16)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $70 ($844/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads: area grade D — 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $84,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.27% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $70,528
• Comps found: 3

Show comp detail 3 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	0.13mi	3/2.0	1,100 (-10%)	6mo	$60,000	$55	73
19 E Zimmer Dr	0.14mi	3/2.0	1,344 (+10%)	10mo	$133,000	$99	68

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-8,717
• Equity at exit: $12,659

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $457
• Equity at exit: $7,341

Cash invested: $23,772 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$35
• HOA: −$850
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $70

Break-even live

Break-even rent $1,839

Max offer price $84,900

Occupancy floor 91%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $850 · $10,200/yr

Listing history 10 events

1. 2026-06-18
   days on market $84,900 Active 13 DOM
2. 2026-06-17
   days on market $84,900 Active 12 DOM
3. 2026-06-16
   days on market $84,900 Active 11 DOM
4. 2026-06-15
   days on market $84,900 Active 10 DOM
5. 2026-06-14
   pricedays on market $84,900 Active 8 DOM
6. 2026-06-10
   days on market $87,900 Active 5 DOM
7. 2026-06-09
   days on market $87,900 Active 4 DOM
8. 2026-06-08
   days on market $87,900 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $87,900 Active 2 DOM

ⓘ 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: $1,469 · $122/mo
• Projected year-2 tax: $1,469 · $122/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 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: −$4,756
• − Property taxes: −$1,469
• − Insurance: −$424
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$10,200
• − Depreciation: −$2,470
• Taxable income: $118
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $816/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: 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

+204.2% since first listed

5 events — show timeline

• 2026-06-05 Listed $87,900 GLVRMLS
• 2011-02-07 Listing Removed — GLVRMLS
• 2011-01-07 Listed $28,900 GLVRMLS
• 2010-12-31 Listing Removed — GLVRMLS
• 2010-06-17 Listed $28,900 GLVRMLS

Property tax history

+1.2%/yr

Latest (2026): $1,469 · +4.4% YoY. Source: county tax records.