279 E Lizard Creek Rd · Lehighton, PA 18235

$125,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 6 Days on market

Built 1978 1.69 ac lot $128/sqft · at area comps Est $130k · at est.

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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 +26.6/30.0
• ARV discount +9.2/15.0
• DSCR +9.1/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with tons of potential! This 1.68-acre property offers gorgeous mountain views, a large yard, and the perfect country setting while still being minutes from the Lehigh Valley, Pocono attractions, the Lehigh River, and multiple ski resorts. The existing 2-bedroom, 1-bath mobile home features a covered deck, plus a 1-car garage with a workshop above. Enjoy the space for pets, summer BBQs, gardening, or simply relaxing outdoors. Fix up the current home or build new on this beautiful lot. Property is being sold AS IS. Great opportunity for investors, builders, or buyers looking for a peaceful setting with convenient access to nearby recreation and amenities.

Key facts

• Covered deck
• Large yard
• Space for pets

Tags

• MOUNTAIN VIEWS
• LARGE YARD
• COVERED DECK
• WORKSHOP ABOVE
• SPACE FOR PETS

Property features AI

Exterior

• Parking: Detached garage; Off-street parking; 1 garage space
• Utilities: Spring water source; Septic tank; Cable available
• Home design: Single-story home; Above-grade finished living area
• Construction: Aluminum siding; Asphalt/fiberglass roof; Year built: unknown
• Exterior features: Deck; Owned propane tank; Workshop; Property offers views; Not in a subdivision; Public paved road frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating; Oil heating
• Interior features: Eat-in kitchen; Living room fireplace
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.5% vs local median 4.3% in Lehighton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#321 in PA, #2,848 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D, commute F.
• Lehighton Area SD (suburban): math 32% / reading 50% proficiency, ranked #336 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 144 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.15% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (median comp): $130,000
• List price: $125,000
• Delta: -3.85%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
279 E Lizard Creek Rd	0.00mi	2/1.0	980 (0%)	1mo	$130,000	$133	99

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,025
• Equity at exit: $18,638

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $28,253
• Equity at exit: $10,808

Cash invested: $35,000 (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 18235

• Home prices YoY: -27.1%
• Active inventory: 144
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $334

Break-even live

Break-even rent $1,019

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $405	-5% $370	+0% $334	+5% $299	+10% $264
Rent	-10% $220	-5% $277	+0% $334	+5% $391	+10% $448
Rate	-1.0pp $397	-0.5pp $366	base $334	+0.5pp $302	+1.0pp $269

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending 705-char remark

   Show marketing remark (679 chars)

   Investor special with tons of potential! This 1.68-acre property offers gorgeous mountain views, a large yard, and the perfect country setting while still being minutes from the Lehigh Valley, Pocono attractions, the Lehigh River, and multiple ski resorts. The existing 2-bedroom, 1-bath mobile home features a covered deck, plus a 1-car garage with a workshop above. Enjoy the space for pets, summer BBQs, gardening, or simply relaxing outdoors. Fix up the current home or build new on this beautiful lot. Property is being sold AS IS. Great opportunity for investors, builders, or buyers looking for a peaceful setting with convenient access to nearby recreation and amenities.

2. 2026-05-11
   status Pending 679-char remark

   Show marketing remark (679 chars)

   Investor special with tons of potential! This 1.68-acre property offers gorgeous mountain views, a large yard, and the perfect country setting while still being minutes from the Lehigh Valley, Pocono attractions, the Lehigh River, and multiple ski resorts. The existing 2-bedroom, 1-bath mobile home features a covered deck, plus a 1-car garage with a workshop above. Enjoy the space for pets, summer BBQs, gardening, or simply relaxing outdoors. Fix up the current home or build new on this beautiful lot. Property is being sold AS IS. Great opportunity for investors, builders, or buyers looking for a peaceful setting with convenient access to nearby recreation and amenities.

3. 2026-05-05
   listed $125,000 Active 705-char remark

   Show marketing remark (679 chars)

   Investor special with tons of potential! This 1.68-acre property offers gorgeous mountain views, a large yard, and the perfect country setting while still being minutes from the Lehigh Valley, Pocono attractions, the Lehigh River, and multiple ski resorts. The existing 2-bedroom, 1-bath mobile home features a covered deck, plus a 1-car garage with a workshop above. Enjoy the space for pets, summer BBQs, gardening, or simply relaxing outdoors. Fix up the current home or build new on this beautiful lot. Property is being sold AS IS. Great opportunity for investors, builders, or buyers looking for a peaceful setting with convenient access to nearby recreation and amenities.

4. 2026-05-05
   listed $125,000 Active 679-char remark

   Show marketing remark (679 chars)

   Investor special with tons of potential! This 1.68-acre property offers gorgeous mountain views, a large yard, and the perfect country setting while still being minutes from the Lehigh Valley, Pocono attractions, the Lehigh River, and multiple ski resorts. The existing 2-bedroom, 1-bath mobile home features a covered deck, plus a 1-car garage with a workshop above. Enjoy the space for pets, summer BBQs, gardening, or simply relaxing outdoors. Fix up the current home or build new on this beautiful lot. Property is being sold AS IS. Great opportunity for investors, builders, or buyers looking for a peaceful setting with convenient access to nearby recreation and amenities.

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,571 · $131/mo
• Expected delta: +$404/yr (+$34/mo · 34.7%)

ⓘ 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 · 17 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: $17,303
• − Mortgage interest: −$7,002
• − Property taxes: −$1,166
• − Insurance: −$625
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,636
• Taxable income: $2,105
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $3,507/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: Lehighton Area SD
• NCES district ID: 4213500
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $51,115
• Composite: 35.36/100
• National rank: #4958
• State rank: #336 of 539 in PA

Livability — Lehighton

• Score: 77/100
• State rank: #321
• US rank: #2848

Category grades

Amenities B Commute F Cost of living A+ Crime A- Employment D Housing B- Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,121

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Polish 5% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.77%
• Current HPI: 187.4645
• 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

+4.0% since first listed

7 events — show timeline

• 2026-05-28 Sold (Public Records) $130,000 Public Records
• 2026-05-27 Sold (MLS) $130,000 PMAR
• 2026-05-27 Sold (MLS) $130,000 GLVRMLS
• 2026-05-11 Pending — GLVRMLS
• 2026-05-11 Pending — PMAR
• 2026-05-05 Listed $125,000 PMAR
• 2026-05-05 Listed $125,000 GLVRMLS

Property tax history

+1.4%/yr

Latest (2026): $1,166 · +0.8% YoY. Source: county tax records.