521 Barrington Rd · Longswamp, PA 18062

$177,695

3 bd · 2.0 ba · 1,307 sqft · Manufactured · 63 Days on market

Built 2026 Excellent condition $136/sqft · 33% above area Est $134k · 33% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +5.2/10.0
• Condition / age +5.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Minsi Plan | The Reserve at Mountain Village 3 Bedrooms | 2 Bathrooms | ~1,307 Sq. Ft. Offered at $177,695 Efficient Design Meets Modern Comfort Discover the perfect balance of style and affordability with the Minsi plan, coming soon to 521 Barrington Road. This 1,307-square-foot home is thoughtfully designed to maximize every inch of space, providing a bright and welcoming atmosphere that feels much larger than its footprint. At $177,695, it represents one of the best values for new construction in the Macungie area. Your New Chapter Starts Here 521 Barrington Road offers a fantastic opportunity to own a brand-new, energy-efficient home in a premier manufactured home community. Whether you're a first-time homebuyer or looking to downsize into a lower-maintenance lifestyle, the Minsi plan is a must-see. Disclaimer: model home photos shown. Actual construction and interior finishes may vary. Call Sales office for more information on this home. Pictures of Home Coming Soon.

Key facts

• Built 2026
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $178k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $167k (6.0% 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.
• 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,033 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $133,900
• List price: $177,695
• Delta: 32.71%
• 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	0.37mi	3/2.0	1,344 (+3%)	2mo	$133,900	$100	76
62 Mansfield Dr	0.36mi	3/2.0	1,120 (-14%)	23mo	$77,900	$70	40

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: 5.8%
• Equity multiple: 1.22×
• Total profit: $10,882
• Equity at exit: $26,495

10-year hold

• IRR: 12.5%
• Equity multiple: 1.86×
• Total profit: $42,655
• Equity at exit: $15,364

Cash invested: $49,755 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$932
• Tax est. 1.5%: −$222 /mo · $2,665/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $732

Break-even live

Break-even rent $1,554

Max offer price $177,695

Occupancy floor 66%

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: $44,424
• Closing costs: $5,331
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $177,695 Active 63 DOM
2. 2026-06-17
   days on market $177,695 Active 62 DOM
3. 2026-06-16
   days on market $177,695 Active 61 DOM
4. 2026-06-15
   days on market $177,695 Active 60 DOM
5. 2026-06-14
   days on market $177,695 Active 58 DOM
6. 2026-06-13
   days on market $177,695 Active 57 DOM
7. 2026-06-10
   days on market $177,695 Active 55 DOM
8. 2026-06-09
   days on market $177,695 Active 54 DOM
9. 2026-06-08
   days on market $177,695 Active 53 DOM
10. 2026-06-07
    days on market $177,695 Active 52 DOM
11. 2026-06-05
    days on market $177,695 Active 49 DOM
12. 2026-06-03
    days on market $177,695 Active 48 DOM
13. 2026-06-02
    days on market $177,695 Active 47 DOM
14. 2026-06-01
    days on market $177,695 Active 46 DOM
15. 2026-05-31
    days on market $177,695 Active 45 DOM
16. 2026-05-31
    days on market $177,695 Active 44 DOM
17. 2026-04-16
    listed $177,695 Active 991-char remark

    Show marketing remark (991 chars)

    The Minsi Plan | The Reserve at Mountain Village 3 Bedrooms | 2 Bathrooms | ~1,307 Sq. Ft. Offered at $177,695 Efficient Design Meets Modern Comfort Discover the perfect balance of style and affordability with the Minsi plan, coming soon to 521 Barrington Road. This 1,307-square-foot home is thoughtfully designed to maximize every inch of space, providing a bright and welcoming atmosphere that feels much larger than its footprint. At $177,695, it represents one of the best values for new construction in the Macungie area. Your New Chapter Starts Here 521 Barrington Road offers a fantastic opportunity to own a brand-new, energy-efficient home in a premier manufactured home community. Whether you're a first-time homebuyer or looking to downsize into a lower-maintenance lifestyle, the Minsi plan is a must-see. Disclaimer: model home photos shown. Actual construction and interior finishes may vary. Call Sales office for more information on this home. Pictures of Home Coming Soon.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,768
• − Mortgage interest: −$9,954
• − Property taxes: −$2,665
• − Insurance: −$888
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$5,169
• Taxable income: $6,328
• Est. tax owed @ 24.0%: −$1,519
• After-tax cash flow: $7,262/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 · 1 photo

Excellent 100/100 None rehab

This brand-new manufactured home is in excellent condition with no visible repairs or maintenance needed. It offers a perfect balance of style and affordability, making it an ideal investment opportunity.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New window treatments — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

ⓘ 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

• 2026-04-16 Listed $177,695 Zillow