32 Hillside Pl · Lower Towamensing, PA 18058

$99,900

2 bd · 1.0 ba · 960 sqft · Manufactured · 27 Days on market

Built 2021 $104/sqft · 88% above area $495/mo HOA · 29% of rent

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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 +23.0/30.0
• 1% rule +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Meticulously maintained and move-in ready 2 bedroom, 1 bath 2021 mobile home located in Blue Mountain View Estates. This home features numerous recent updates including new flooring throughout, an updated deck, and an accessibility ramp. The property also offers a 2-car paved parking pad and a storage shed for added convenience. Inside, you’ll find a bright and open layout with a spacious living room that flows into the kitchen and dining area, complete with ample cabinet space and a functional peninsula for additional seating. The home offers two comfortable bedrooms, a full bath with walk-in shower, and convenient in-unit laundry. Efficient and easy to maintain, this property also includes a crawl space for additional storage. Monthly lot rent is $495 and includes water, sewer, and garbage. Affordable, low-maintenance living in a clean and well-kept community—schedule your showing today!

Key facts

• Updated deck
• Bright open layout
• New flooring

Tags

• NEW FLOORING
• UPDATED DECK
• ACCESSIBILITY RAMP
• PAVED PARKING PAD
• STORAGE SHED
• BRIGHT OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% 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.
• Palmerton Area SD (suburban): math 37% / reading 56% proficiency, ranked #234 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (6.2% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 29% of rent.

Recommended offer $98,401 (1.5% below list)

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. 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: 1.70% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 4.9

CMA / ARV

• ARV (median comp): $53,005
• List price: $99,900
• Delta: 88.47%
• 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
21 Hillside Pl Lot 21	0.03mi	2/2.0	924 (-4%)	8mo	$57,500	$62	82
2 Chestnut Ridge Cir	0.10mi	2/2.0	854 (-11%)	23mo	$86,000	$101	54

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.50×
• Total profit: $41,892
• Equity at exit: $64,384

10-year hold

• IRR: 21.2%
• Equity multiple: 5.10×
• Total profit: $114,681
• Equity at exit: $118,149

Cash invested: $27,972 (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 18058

• Home prices YoY: 3.4%
• Active inventory: 91
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$42
• HOA: −$495
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $177

Break-even live

Break-even rent $1,477

Max offer price $99,900

Occupancy floor 85%

Sensitivity live

Price	-10% $233	-5% $205	+0% $177	+5% $148	+10% $120
Rent	-10% $42	-5% $109	+0% $177	+5% $244	+10% $311
Rate	-1.0pp $227	-0.5pp $202	base $177	+0.5pp $151	+1.0pp $124

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $495 · $5,940/yr
• Likely covers: watersewertrash

Listing history 10 events

1. 2026-05-18
   status Pending 914-char remark

   Show marketing remark (903 chars)

   Meticulously maintained and move-in ready 2 bedroom, 1 bath 2021 mobile home located in Blue Mountain View Estates. This home features numerous recent updates including new flooring throughout, an updated deck, and an accessibility ramp. The property also offers a 2-car paved parking pad and a storage shed for added convenience. Inside, you'll find a bright and open layout with a spacious living room that flows into the kitchen and dining area, complete with ample cabinet space and a functional peninsula for additional seating. The home offers two comfortable bedrooms, a full bath with walk-in shower, and convenient in-unit laundry. Efficient and easy to maintain, this property also includes a crawl space for additional storage. Monthly lot rent is $495 and includes water, sewer, and garbage. Affordable, low-maintenance living in a clean and well-kept community--schedule your showing today!

2. 2026-05-18
   status Pending 903-char remark

   Show marketing remark (903 chars)

   Meticulously maintained and move-in ready 2 bedroom, 1 bath 2021 mobile home located in Blue Mountain View Estates. This home features numerous recent updates including new flooring throughout, an updated deck, and an accessibility ramp. The property also offers a 2-car paved parking pad and a storage shed for added convenience. Inside, you'll find a bright and open layout with a spacious living room that flows into the kitchen and dining area, complete with ample cabinet space and a functional peninsula for additional seating. The home offers two comfortable bedrooms, a full bath with walk-in shower, and convenient in-unit laundry. Efficient and easy to maintain, this property also includes a crawl space for additional storage. Monthly lot rent is $495 and includes water, sewer, and garbage. Affordable, low-maintenance living in a clean and well-kept community--schedule your showing today!

3. 2026-05-18
   status Pending

   Show marketing remark (903 chars)

   Meticulously maintained and move-in ready 2 bedroom, 1 bath 2021 mobile home located in Blue Mountain View Estates. This home features numerous recent updates including new flooring throughout, an updated deck, and an accessibility ramp. The property also offers a 2-car paved parking pad and a storage shed for added convenience. Inside, you'll find a bright and open layout with a spacious living room that flows into the kitchen and dining area, complete with ample cabinet space and a functional peninsula for additional seating. The home offers two comfortable bedrooms, a full bath with walk-in shower, and convenient in-unit laundry. Efficient and easy to maintain, this property also includes a crawl space for additional storage. Monthly lot rent is $495 and includes water, sewer, and garbage. Affordable, low-maintenance living in a clean and well-kept community--schedule your showing today!

4. 2026-04-21
   listed $99,900 Active 914-char remark

   Show marketing remark (903 chars)

   Meticulously maintained and move-in ready 2 bedroom, 1 bath 2021 mobile home located in Blue Mountain View Estates. This home features numerous recent updates including new flooring throughout, an updated deck, and an accessibility ramp. The property also offers a 2-car paved parking pad and a storage shed for added convenience. Inside, you'll find a bright and open layout with a spacious living room that flows into the kitchen and dining area, complete with ample cabinet space and a functional peninsula for additional seating. The home offers two comfortable bedrooms, a full bath with walk-in shower, and convenient in-unit laundry. Efficient and easy to maintain, this property also includes a crawl space for additional storage. Monthly lot rent is $495 and includes water, sewer, and garbage. Affordable, low-maintenance living in a clean and well-kept community--schedule your showing today!

5. 2026-04-21
   listed $99,900 Active 903-char remark

   Show marketing remark (903 chars)

   Meticulously maintained and move-in ready 2 bedroom, 1 bath 2021 mobile home located in Blue Mountain View Estates. This home features numerous recent updates including new flooring throughout, an updated deck, and an accessibility ramp. The property also offers a 2-car paved parking pad and a storage shed for added convenience. Inside, you'll find a bright and open layout with a spacious living room that flows into the kitchen and dining area, complete with ample cabinet space and a functional peninsula for additional seating. The home offers two comfortable bedrooms, a full bath with walk-in shower, and convenient in-unit laundry. Efficient and easy to maintain, this property also includes a crawl space for additional storage. Monthly lot rent is $495 and includes water, sewer, and garbage. Affordable, low-maintenance living in a clean and well-kept community--schedule your showing today!

6. 2026-04-21
   listed $99,900 Active

   Show marketing remark (903 chars)

   Meticulously maintained and move-in ready 2 bedroom, 1 bath 2021 mobile home located in Blue Mountain View Estates. This home features numerous recent updates including new flooring throughout, an updated deck, and an accessibility ramp. The property also offers a 2-car paved parking pad and a storage shed for added convenience. Inside, you'll find a bright and open layout with a spacious living room that flows into the kitchen and dining area, complete with ample cabinet space and a functional peninsula for additional seating. The home offers two comfortable bedrooms, a full bath with walk-in shower, and convenient in-unit laundry. Efficient and easy to maintain, this property also includes a crawl space for additional storage. Monthly lot rent is $495 and includes water, sewer, and garbage. Affordable, low-maintenance living in a clean and well-kept community--schedule your showing today!

7. 2021-06-30
   soldstatus $87,000
8. 2021-04-30
   listed $89,900
9. 2020-11-05
   soldstatus $81,500
10. 2020-08-20
    listed $84,900

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$151/yr (+$13/mo · 11.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,405
• − Mortgage interest: −$5,596
• − Property taxes: −$1,276
• − Insurance: −$500
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − HOA: −$5,940
• − Depreciation: −$2,906
• Taxable income: $923
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $1,897/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: Palmerton Area SD
• NCES district ID: 4218360
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $55,180
• Composite: 40.3/100
• National rank: #3758
• State rank: #234 of 539 in PA

Livability — Lower Towamensing

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

Census & demographics

• Population (ZIP): 9,884

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 6% Polish 4% Iranian 4%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 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: ▲ 6.25%
• Current HPI: 188.6013
• 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

+17.7% since first listed

10 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-18 Pending — PMAR
• 2026-05-18 Pending — GLVRMLS
• 2026-04-21 Listed $99,900 GLVRMLS
• 2026-04-21 Listed $99,900 PMAR
• 2026-04-21 Listed $99,900 BRIGHT MLS
• 2021-06-30 Sold (MLS) $87,000 PMAR
• 2021-04-30 Listed $89,900 PMAR
• 2020-11-05 Sold (MLS) $81,500 PMAR
• 2020-08-20 Listed $84,900 PMAR

Property tax history

+21.9%/yr

Latest (2026): $1,276 · +1.8% YoY. Source: county tax records.