Truman 5628-68 Plan · Upper Macungie, PA 18031

$149,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 823 Days on market

Excellent 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 +5.7/10.0
• Condition / age +4.8/5.0
• Appreciation +4.6/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0

Listing remarks MLS

SALE PENDING! This Beautiful home is perfectly set on a corner lot, this is a 2023 Clayton Truman, featuring 3-bedrooms and 2-bathrooms. From the moment you enter, this home is nothing short of AMAZING. It features a spacious floor plan. The living room is warm and inviting, with a bonus family room. You will love the open concept once you walk through the front door with a spacious kitchen hosting a breakfast area that looks out to the dining room. The master bedroom ensuite is large with no lack of storage, including a separate walk-in closet and a utility room attached to the master bathroom. You'll enjoy the front porch both morning and night. Make this house your home today! This home has so many features its best to see this home in person. Call Marleny our sales associate at 484-735-1005 to schedule an appointment, this location is one you just can't recreate! It truly showcases everything a community living has to offer.

Key facts

• Listed 823 days

🏗️ New construction. The $149,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $75,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (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.
• Parkland SD (suburban): math 59% / reading 70% proficiency, ranked #40 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 123 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $519 of loan paydown is wiped out by about $538 of value loss. Plan a longer hold.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.7% appreciation + 1.9% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 823 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 823 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.38% ✓
• Cap rate: 30.05%
• Cash-on-cash: 84.85%
• DSCR: 4.78
• GRM: 2.5

CMA / ARV

• ARV (median comp): $75,000
• List price: $149,900
• Delta: 99.87%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8736 Evergreen Cir	0.34mi	3/2.0	1,568 (0%)	11mo	$80,000	$51	75
1102 Deer Xing	0.29mi	3/2.0	1,512 (-4%)	10mo	$85,000	$56	72
1006 Redwood Dr	0.47mi	3/2.0	1,568 (0%)	11mo	$45,000	$29	69
8917 Cedar Rd #120	0.38mi	3/2.0	1,680 (+7%)	8mo	$82,000	$49	64
1012 Spruce Ln	0.32mi	3/2.0	1,344 (-14%)	3mo	$75,000	$56	59
8850 Turkey Ridge Rd	0.22mi	3/2.0	1,344 (-14%)	11mo	$20,000	$15	57
8865 Breinig Run Cir	0.47mi	3/2.0	1,344 (-14%)	2mo	$92,500	$69	53
8727 Evergreen Cir	0.35mi	3/2.0	1,344 (-14%)	10mo	$50,000	$37	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.72% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 81.6%
• Equity multiple: 4.95×
• Total profit: $83,002
• Equity at exit: $19,124

10-year hold

• IRR: 83.3%
• Equity multiple: 9.81×
• Total profit: $185,088
• Equity at exit: $20,964

Cash invested: $21,000 (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 18031

• Home prices YoY: -0.3%
• Rents YoY: 1.9%
• Active inventory: 123
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,536 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $1,418

Break-even live

Break-even rent $740

Max offer price $75,000

Occupancy floor 39%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1140 Tudor Dr Breinigsville, PA	3.0	2.5	1670	$2,500	$1.50	23d	1	0.34mi
8938 Breinigsville Rd Breinigsville, PA	3.0	1.5	1547	$2,250	$1.45	2d	1	0.44mi
937 King Way Breinigsville, PA	3.0	2.5	2070	$2,650	$1.28	43d	1	0.46mi
1208 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,450	$1.63	43d	1	0.49mi
1273 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,550	$1.70	43d	1	0.53mi
1145 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	2d	1	0.55mi
1175 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	43d	1	0.56mi
1177 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	43d	1	0.56mi
8348 Fair Way Breinigsville, PA	3.0	2.5	1520	$2,750	$1.81	23d	1	0.59mi
8704 Mayfair Ct Breinigsville, PA	3.0	2.5	2011	$2,700	$1.34	2d	1	0.60mi
8328 Fair Way Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	23d	1	0.60mi
8536 Mayfair Ct Breinigsville, PA	3.0	2.5	2017	$2,795	$1.39	2d	1	0.63mi
8395 Saylor Ct Breinigsville, PA	3.0	1.5	1056	$2,100	$1.99	14d	1	0.74mi
1447 Artisan Ct Breinigsville, PA	2.0	1.5	1056	$2,150	$2.04	14d	1	0.75mi
1585 Pinewind Dr Alburtis, PA	3.0	2.5	1618	$2,490	$1.54	43d	1	1.03mi
1055 Cetronia Rd Breinigsville, PA	1.0–2.0	1.0–2.0	1094	$2,355	$2.15	2d	8	1.05mi
1132 Sparrow Way Breinigsville, PA	3.0	2.5	1622	$2,500	$1.54	43d	1	1.17mi
1600 Greystone Cir Alburtis, PA	3.0	2.5	1662	$2,475	$1.49	43d	1	1.20mi
1073 Sparrow Way Breinigsville, PA	3.0	2.5	2050	$2,525	$1.23	2d	1	1.24mi
9751 Newtown Rd Unit B Breinigsville, PA	2.0	1.0	1288	$2,300	$1.79	2d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $149,900 Active 823 DOM
2. 2026-06-17
   days on market $149,900 Active 822 DOM
3. 2026-06-16
   days on market $149,900 Active 821 DOM
4. 2026-06-15
   days on market $149,900 Active 820 DOM
5. 2026-06-14
   days on market $149,900 Active 818 DOM
6. 2026-06-13
   days on market $149,900 Active 817 DOM
7. 2026-06-10
   days on market $149,900 Active 815 DOM
8. 2026-06-09
   days on market $149,900 Active 814 DOM
9. 2026-06-08
   days on market $149,900 Active 813 DOM
10. 2026-06-07
    days on market $149,900 Active 812 DOM
11. 2026-06-03
    days on market $149,900 Active 808 DOM
12. 2026-06-02
    days on market $149,900 Active 807 DOM
13. 2026-06-01
    days on market $149,900 Active 806 DOM
14. 2026-05-31
    days on market $149,900 Active 805 DOM
15. 2026-05-31
    days on market $149,900 Active 804 DOM
16. 2024-03-17
    listed $149,900 Active 942-char remark

    Show marketing remark (942 chars)

    SALE PENDING! This Beautiful home is perfectly set on a corner lot, this is a 2023 Clayton Truman, featuring 3-bedrooms and 2-bathrooms. From the moment you enter, this home is nothing short of AMAZING. It features a spacious floor plan. The living room is warm and inviting, with a bonus family room. You will love the open concept once you walk through the front door with a spacious kitchen hosting a breakfast area that looks out to the dining room. The master bedroom ensuite is large with no lack of storage, including a separate walk-in closet and a utility room attached to the master bathroom. You'll enjoy the front porch both morning and night. Make this house your home today! This home has so many features its best to see this home in person. Call Marleny our sales associate at 484-735-1005 to schedule an appointment, this location is one you just can't recreate! It truly showcases everything a community living has to offer.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 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: $30,428
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$2,182
• Taxable income: $16,879
• Est. tax owed @ 24.0%: −$4,051
• After-tax cash flow: $12,970/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

Excellent 95/100 None rehab

This 2023 Clayton Truman manufactured home is in excellent condition with a spacious floor plan and modern finishes. It is move-in ready and has the potential for further value increases through minor exterior and landscaping improvements.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding a small outdoor seating area — Can increase both resale and rental value by adding a unique feature to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding a small outdoor seating area — Can increase both resale and rental value by adding a unique feature to the property. ↑

ⓘ 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: Parkland SD
• NCES district ID: 4218510
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $77,976
• Composite: 57.44/100
• National rank: #1074
• State rank: #40 of 539 in PA

Livability — Upper Macungie

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

Census & demographics

• Census place: Breinigsville, PA
• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 11,570
• Household income: $113,625
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 52.0

Population outlook (Lehigh County) Hauer SSP2

• Today (2025): 392,957 people
• By 2030: 408,319 · +3.9%
• By 2040: 440,007 · +12.0%
• By 2050: 475,940 · +21.1%
• By 2075: 590,448 · +50.3%
• By 2100: 690,314 · +75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 17% Asian 12% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Dominican 3%
• Common ancestry: Polish 4% Lithuanian 3% Scandinavian 3%
• Foreign-born: 19% · Canada, United Kingdom, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 8% Other Asian/Pacific 2%

Political lean MEDSL · Lehigh

• 2024 margin: Toss-up / Even · D 50.7% · R 48.0% · Other 1.2%
• 2008→2024 swing: -12.9pp toward R · 2008: 15.6pp · 2024: 2.7pp
• All cycles: 2024: D+2.7 2020: D+7.6 2016: D+4.4 2012: D+7.5 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.72%
• Current HPI: 267.8218
• Rent YoY: ▲ 1.92%
• 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

• 2024-03-17 Listed $149,900 Zillow