Northampton Plan · Lehigh, PA 18088

$154,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 79 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
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please excuse the dust! Currently under construction. Welcome to Mountain View - PA, an all-age active and vibrant community, where you can find yourself in your dream home. We have a stunning 3 bedroom, 2 bath home for sale featuring 1422sq ft of carefully-crafted living space. Located in Walnutport, PA, this soon-to-be-completed property will offer the perfect blend of updated finishes and everyday functionality. Construction is underway, and soon you'll be able to step inside to find a perfect blend of comfort, style, and modern living! The kitchen will boast energy-efficient appliances, paired with an attached dining area. You will be able to retreat to the master suite with walk-in closet, where a private en-suite bathroom will create the perfect place to unwind and recharge. Additional bedrooms will provide versatility for guests, a growing family, or a home office. The spacious living room will invite you to enjoy quiet nights and lively gatherings. You will be able to enjoy a spacious front porch, ideal for morning coffee, evening sunsets, and savoring your outdoor surroundings once construction is complete. Located in the desirable Mountain View - PA, residents enjoy access to a range of premium amenities including'playgrounds, a basketball court, and nearby hiking trails. Conveniently situated near shopping centers and Blue Mountain Ski Resort, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this vibra

Key facts

• Updated finishes
• Playgrounds
• Spacious front porch

Tags

• UPDATED FINISHES
• ENERGY EFFICIENT APPLIANCES
• WALK IN CLOSET
• PRIVATE EN SUITE BATHROOM
• SPACIOUS FRONT PORCH
• PLAYGROUNDS

🏗️ New construction. The $154,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $102,322.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% 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.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $707 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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: 1.87% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.73%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $102,322
• List price: $154,900
• Delta: 51.38%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32B Derose St	0.21mi	3/2.0	1,512 (-4%)	3mo	$92,000	$61	82
32 Derose St	0.22mi	3/2.0	1,512 (-4%)	3mo	$92,000	$61	81
52 W Zimmer Dr	0.14mi	3/2.0	1,440 (-8%)	3mo	$68,000	$47	77
119 Duke St	0.07mi	3/2.0	1,680 (+7%)	13mo	$143,000	$85	74
4231 Independence Ln	0.48mi	3/2.0	1,620 (+3%)	8mo	$110,000	$68	65
4165 Bunker Hill Ln W	0.67mi	3/2.0	1,620 (+3%)	2mo	$150,000	$93	62
19 E Zimmer Dr	0.14mi	3/2.0	1,344 (-14%)	10mo	$133,000	$99	62
4180 Heritage Ln	0.71mi	4/2.0 (+1)	1,620 (+3%)	0mo	$175,000	$108	56
4168 Bunker Hill Ln W	0.63mi	3/2.0	1,620 (+3%)	15mo	$170,000	$105	52
1238 Valley Forge Dr	0.74mi	3/2.5	1,509 (-4%)	11mo	$139,900	$93	48
4181 Independence Ln	0.70mi	2/3.0 (-1)	1,620 (+3%)	11mo	$135,000	$83	44
4173 Bunker Hill Ln	0.62mi	3/2.0	1,404 (-10%)	12mo	$125,000	$89	43

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: 29.0%
• Equity multiple: 2.21×
• Total profit: $34,737
• Equity at exit: $15,257

10-year hold

• IRR: 36.4%
• Equity multiple: 4.37×
• Total profit: $96,409
• Equity at exit: $8,847

Cash invested: $28,650 (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 18088

• Active inventory: 43
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$537
• Tax est. 1.5%: −$128 /mo · $1,535/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $805

Break-even live

Break-even rent $895

Max offer price $102,322

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: $25,580
• Closing costs: $3,070
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $154,900 Active 79 DOM
2. 2026-06-17
   days on market $154,900 Active 78 DOM
3. 2026-06-16
   days on market $154,900 Active 77 DOM
4. 2026-06-15
   days on market $154,900 Active 76 DOM
5. 2026-06-14
   days on market $154,900 Active 74 DOM
6. 2026-06-10
   days on market $154,900 Active 71 DOM
7. 2026-06-09
   days on market $154,900 Active 70 DOM
8. 2026-06-08
   days on market $154,900 Active 69 DOM
9. 2026-06-07
   days on market $154,900 Active 68 DOM
10. 2026-06-05
    days on market $154,900 Active 65 DOM
11. 2026-06-03
    days on market $154,900 Active 64 DOM
12. 2026-06-02
    days on market $154,900 Active 63 DOM
13. 2026-06-01
    days on market $154,900 Active 62 DOM
14. 2026-05-31
    days on market $154,900 Active 61 DOM
15. 2026-05-31
    days on market $154,900 Active 60 DOM
16. 2026-03-31
    listed $154,900 Active 1491-char remark

    Show marketing remark (1491 chars)

    Please excuse the dust! Currently under construction. Welcome to Mountain View - PA, an all-age active and vibrant community, where you can find yourself in your dream home. We have a stunning 3 bedroom, 2 bath home for sale featuring 1422sq ft of carefully-crafted living space. Located in Walnutport, PA, this soon-to-be-completed property will offer the perfect blend of updated finishes and everyday functionality. Construction is underway, and soon you'll be able to step inside to find a perfect blend of comfort, style, and modern living! The kitchen will boast energy-efficient appliances, paired with an attached dining area. You will be able to retreat to the master suite with walk-in closet, where a private en-suite bathroom will create the perfect place to unwind and recharge. Additional bedrooms will provide versatility for guests, a growing family, or a home office. The spacious living room will invite you to enjoy quiet nights and lively gatherings. You will be able to enjoy a spacious front porch, ideal for morning coffee, evening sunsets, and savoring your outdoor surroundings once construction is complete. Located in the desirable Mountain View - PA, residents enjoy access to a range of premium amenities including'playgrounds, a basketball court, and nearby hiking trails. Conveniently situated near shopping centers and Blue Mountain Ski Resort, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this vibra

ⓘ 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 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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $22,973
• − Mortgage interest: −$5,732
• − Property taxes: −$1,535
• − Insurance: −$512
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$2,977
• Taxable income: $8,543
• Est. tax owed @ 24.0%: −$2,050
• After-tax cash flow: $7,613/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 · 2 photos

Excellent 100/100 None rehab

This new manufactured home is move-in ready with a fresh exterior, new windows, and no visible repairs or maintenance needed. Updates to the kitchen, bathrooms, flooring, and paint would significantly enhance its resale and rental value.

Value-add opportunities

• Resale Kitchen appliances — Energy-efficient appliances improve functionality and appeal
• Resale Bathroom fixtures — Modern fixtures enhance the home's appeal
• Both Flooring — New flooring improves comfort and aesthetics
• Both Paint — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Kitchen appliances — Energy-efficient appliances improve functionality and appeal ↑
• Resale Bathroom fixtures — Modern fixtures enhance the home's appeal ↑
• Both Flooring — New flooring improves comfort and aesthetics ↑
• Both Paint — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and property 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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Lehigh

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

Census & demographics

• Population (ZIP): 8,162

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Polish 7% Romanian 3% Danish 3%
• Foreign-born: 2% · India, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.19%
• Current HPI: 203.2109
• 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

1 event — show timeline

• 2026-03-31 Listed $154,900 Zillow