3432 Cougar Cir · Schnecksville, PA 18069

$55,000

2 bd · 1.0 ba · 1,020 sqft · Manufactured · 14 Days on market

Built 1985 1,500 sqft lot $54/sqft · 20% below area Est $69k · 20% under $1040/mo HOA · 33% of rent

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• Appreciation +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This renovated, move-in ready 2-3 bedroom, 1 full bathroom manufactured home in the peaceful community of Lil Wolf is anxiously awaiting its new owner. Upon entry you'll love the open concept kitchen and family room with plenty of space for relaxing or entertaining. The kitchen has ample cabinet space and has been updated with new countertops, painted cabinets, and new fixtures. The family room is quite large and feels even larger with the cathedral ceiling. Down the hall you'll find 2 nicely sized bedrooms with brand new carpet and fresh paint as well as a completely remodeled full bathroom. Off the family room is a bonus room that could be used as an office or even a 3rd bedroom. New flooring and fresh paint throughout the entire home. Outside you'll really enjoy the covered front porch with large deck ideal for your morning cup of coffee or unwinding at days end. Other home features include central heat and AC and a large storage shed ideal for all your outdoor items. Monthly lot rent of $1040 includes water, sewer, trash/recycling, and access to the community pool, clubhouse, basketball courts and playground. Located in Parkland school district with annual taxes under $300 (even less with the Homestead discount)! Nothing to do but move right in and at this price this one won't last long, so don't delay - see it today!

Key facts

• Open concept kitchen
• Painted cabinets
• Updated countertops

Tags

• OPEN CONCEPT KITCHEN
• UPDATED COUNTERTOPS
• PAINTED CABINETS
• NEW FIXTURES
• CATHEDRAL CEILING
• COMPLETELY REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

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 ($3k rent vs $55k).
• Cap rate 28.8% vs local median 2.4% in Schnecksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#709 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: 51 active listings in the ZIP; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• In year one you build about $863 of equity ($380 loan paydown + $483 appreciation (0.9% local appreciation)).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $55,000

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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 5.65% ✓
• Cap rate: 28.84%
• Cash-on-cash: 80.52%
• DSCR: 4.58
• GRM: 1.5

CMA / ARV

• ARV (median comp): $69,136
• List price: $55,000
• Delta: -20.45%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4206 Silver Fox Ct	0.25mi	2/1.5	964 (-6%)	10mo	$61,999	$64	69
4424 Murray	0.59mi	3/1.0 (+1)	938 (-8%)	16mo	$49,200	$52	41
4426 Grey Wolf Ln	0.28mi	3/2.0 (+1)	1,144 (+12%)	24mo	$69,900	$61	38

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

Projected returns pro-forma

0.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.8%
• Equity multiple: 5.36×
• Total profit: $67,203
• Equity at exit: $18,426

10-year hold

• IRR: 84.8%
• Equity multiple: 11.13×
• Total profit: $155,982
• Equity at exit: $24,217

Cash invested: $15,400 (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 18069

• Home prices YoY: 0.3%
• Active inventory: 51
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $3,106 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$1,040
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,033

Break-even live

Break-even rent $1,798

Max offer price $55,000

Occupancy floor 62%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,040 · $12,480/yr
• Likely covers: watersewertrashpool

Listing history 2 events

1. 2026-05-05
   status Pending 1343-char remark

   Show marketing remark (1343 chars)

   This renovated, move-in ready 2-3 bedroom, 1 full bathroom manufactured home in the peaceful community of Lil Wolf is anxiously awaiting its new owner. Upon entry you'll love the open concept kitchen and family room with plenty of space for relaxing or entertaining. The kitchen has ample cabinet space and has been updated with new countertops, painted cabinets, and new fixtures. The family room is quite large and feels even larger with the cathedral ceiling. Down the hall you'll find 2 nicely sized bedrooms with brand new carpet and fresh paint as well as a completely remodeled full bathroom. Off the family room is a bonus room that could be used as an office or even a 3rd bedroom. New flooring and fresh paint throughout the entire home. Outside you'll really enjoy the covered front porch with large deck ideal for your morning cup of coffee or unwinding at days end. Other home features include central heat and AC and a large storage shed ideal for all your outdoor items. Monthly lot rent of $1040 includes water, sewer, trash/recycling, and access to the community pool, clubhouse, basketball courts and playground. Located in Parkland school district with annual taxes under $300 (even less with the Homestead discount)! Nothing to do but move right in and at this price this one won't last long, so don't delay - see it today!

2. 2026-04-20
   listed $55,000 Active 1343-char remark

   Show marketing remark (1343 chars)

   This renovated, move-in ready 2-3 bedroom, 1 full bathroom manufactured home in the peaceful community of Lil Wolf is anxiously awaiting its new owner. Upon entry you'll love the open concept kitchen and family room with plenty of space for relaxing or entertaining. The kitchen has ample cabinet space and has been updated with new countertops, painted cabinets, and new fixtures. The family room is quite large and feels even larger with the cathedral ceiling. Down the hall you'll find 2 nicely sized bedrooms with brand new carpet and fresh paint as well as a completely remodeled full bathroom. Off the family room is a bonus room that could be used as an office or even a 3rd bedroom. New flooring and fresh paint throughout the entire home. Outside you'll really enjoy the covered front porch with large deck ideal for your morning cup of coffee or unwinding at days end. Other home features include central heat and AC and a large storage shed ideal for all your outdoor items. Monthly lot rent of $1040 includes water, sewer, trash/recycling, and access to the community pool, clubhouse, basketball courts and playground. Located in Parkland school district with annual taxes under $300 (even less with the Homestead discount)! Nothing to do but move right in and at this price this one won't last long, so don't delay - see it today!

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,268
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,981
• − Management: −$2,981
• − HOA: −$12,480
• − Depreciation: −$1,600
• Taxable income: $13,045
• Est. tax owed @ 24.0%: −$3,131
• After-tax cash flow: $9,270/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: 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 — Schnecksville

• Score: 71/100
• State rank: #709
• US rank: #7010

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,571
• Population (ZIP): 8,804

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Two or more races 8% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▲ 0.88%
• Current HPI: 277.9781
• 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

2 events — show timeline

• 2026-05-05 Pending — GLVRMLS
• 2026-04-20 Listed $55,000 GLVRMLS