Meadow Plan · Longswamp, PA 18062

$188,040

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 161 Days on market

Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Eat-in Kitchen with Designer Island Step into style, comfort, and convenience with this stunning new construction 3 bedroom, 2 bathroom home, thoughtfully designed for modern functionality. Features: 3 Bed & 2 Bath Home Primary Bedroom Suite with Private Bath & Walk-in Closet Modern Eat-in Kitchen with Designer Island Pantry & Beverage Station Generously Sized Living Area Utility Room with Washer and Dryer Hook-Ups 2 Car Dwriveway Central A/C

Key facts

• Pantry
• Private bath
• Walk-in closet

Tags

• EAT-IN KITCHEN
• DESIGNER ISLAND
• PRIMARY BEDROOM SUITE
• PRIVATE BATH
• WALK-IN CLOSET
• PANTRY

🏗️ New construction. The $188,040 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $133,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $188k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $165k (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.
• Brandywine Heights Area SD (suburban): math 48% / reading 66% proficiency, ranked #241 of 658 in PA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 157 active listings in the ZIP; high-income renter base; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $37k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,475 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.85% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.02%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $133,900
• List price: $188,040
• Delta: 40.43%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Haddon Dr	0.19mi	3/2.0	1,344 (+5%)	2mo	$133,900	$100	81
62 Mansfield Dr	0.21mi	3/2.0	1,120 (-12%)	23mo	$77,900	$70	50

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 1.99×
• Total profit: $37,089
• Equity at exit: $19,965

10-year hold

• IRR: 30.8%
• Equity multiple: 3.40×
• Total profit: $90,108
• Equity at exit: $11,577

Cash invested: $37,492 (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 18062

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 157
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,477 medium
• Mortgage (P&I): −$702
• Tax est. 1.5%: −$167 /mo · $2,008/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $1,032

Break-even live

Break-even rent $1,171

Max offer price $133,900

Occupancy floor 53%

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $188,040 Active 161 DOM
2. 2026-06-17
   days on market $188,040 Active 160 DOM
3. 2026-06-16
   days on market $188,040 Active 159 DOM
4. 2026-06-15
   days on market $188,040 Active 158 DOM
5. 2026-06-14
   days on market $188,040 Active 156 DOM
6. 2026-06-13
   days on market $188,040 Active 155 DOM
7. 2026-06-10
   days on market $188,040 Active 153 DOM
8. 2026-06-09
   days on market $188,040 Active 152 DOM
9. 2026-06-08
   days on market $188,040 Active 151 DOM
10. 2026-06-07
    days on market $188,040 Active 150 DOM
11. 2026-06-05
    days on market $188,040 Active 147 DOM
12. 2026-06-03
    days on market $188,040 Active 146 DOM
13. 2026-06-02
    days on market $188,040 Active 145 DOM
14. 2026-06-01
    days on market $188,040 Active 144 DOM
15. 2026-05-31
    days on market $188,040 Active 143 DOM
16. 2026-05-31
    days on market $188,040 Active 142 DOM
17. 2026-01-08
    listed $188,040 Active 471-char remark

    Show marketing remark (471 chars)

    Modern Eat-in Kitchen with Designer Island Step into style, comfort, and convenience with this stunning new construction 3 bedroom, 2 bathroom home, thoughtfully designed for modern functionality. Features: 3 Bed & 2 Bath Home Primary Bedroom Suite with Private Bath & Walk-in Closet Modern Eat-in Kitchen with Designer Island Pantry & Beverage Station Generously Sized Living Area Utility Room with Washer and Dryer Hook-Ups 2 Car Dwriveway Central A/C

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

Taxation est. · year 1

• Rental income: $29,726
• − Mortgage interest: −$7,500
• − Property taxes: −$2,008
• − Insurance: −$670
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$3,895
• Taxable income: $10,896
• Est. tax owed @ 24.0%: −$2,615
• After-tax cash flow: $9,764/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

Good 80/100 None rehab

This modern manufactured home is in excellent condition with no visible repairs needed. It offers a good balance of curb appeal and interior functionality, making it a solid investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Adding smart home features — Smart home features can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing and functional.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, enhancing both resale and rental value.
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring can make the bathrooms more appealing and functional, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing and functional. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, enhancing both resale and rental value. ↑
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring can make the bathrooms more appealing and functional, enhancing both resale and rental value. ↑

ⓘ 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: Brandywine Heights Area SD
• NCES district ID: 4204050
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $62,904
• Composite: 51.52/100
• National rank: #3670
• State rank: #241 of 658 in PA

Livability — Longswamp

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

Census & demographics

• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 27,110
• Household income: $110,675
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 537.0

Population outlook (Berks County) Hauer SSP2

• Today (2025): 425,767 people
• By 2030: 428,814 · +0.7%
• By 2040: 433,463 · +1.8%
• By 2050: 439,426 · +3.2%
• By 2075: 478,647 · +12.4%
• By 2100: 518,507 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 10% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 4% French/Haitian/Cajun 2%

Political lean MEDSL · Berks

• 2024 margin: R (+12.2) · D 43.4% · R 55.6%
• 2008→2024 swing: -21.4pp toward R · 2008: 9.2pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+8.2 2016: R+10.2 2012: R+0.6 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.04%
• Current HPI: 253.5939
• Rent YoY: ▲ 0.13%
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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

• 2026-01-08 Listed $188,040 Zillow