3 Woodland Ln Lot 3 · Longswamp, PA 19539

$75,000

2 bd · 2.0 ba · 840 sqft · Land · 108 Days on market

Built 2024 $89/sqft · 27% below area Est $103k · 27% under ↓ 11% since listing

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

Listing remarks MLS

Brand New all 1 floor manufactured home with 2 bedrooms and 2 baths. Very nice kitchen that flows into the living room. Laundry room next to kitchen. Front bedroom has a closet and its own full bath. Larger main bedroom also has its private bathroom. Base lot rent of $675 per month. Utility fees of $60 per occupant which includes refuse, water, sewer, common area maintenance including snow removal, mowing and landscaping. Owner is responsible for their yard mowing and driveway snow removal. Pets are permitted but there are restrictions and fees on a monthly basis at $20 per pet per month not to exceed 2.

Key facts

• Parking
• Built 2024
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $75k.

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 ($2k rent vs $75k).
• Recommended offer: $68k (9.0% 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.
• 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: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $519 of loan paydown is wiped out by about $2k 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 + 3.0% 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 108 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $27k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.60% ✓
• Cap rate: 22.65%
• Cash-on-cash: 58.41%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (median comp): $102,968
• List price: $75,000
• Delta: -27.16%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 57.0%
• Equity multiple: 3.52×
• Total profit: $52,980
• Equity at exit: $11,183

10-year hold

• IRR: 61.9%
• Equity multiple: 7.19×
• Total profit: $130,085
• Equity at exit: $6,485

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 19539

• Home prices YoY: -5.1%
• Active inventory: 26
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,022

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 43%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Barclay St Mertztown, PA	2.0	1.5	1000	$1,950	$1.95	44d	1	1.07mi

Listing history 25 events

1. 2026-06-18
   days on market $75,000 Active 108 DOM
2. 2026-06-17
   days on market $75,000 Active 107 DOM
3. 2026-06-16
   days on market $75,000 Active 106 DOM
4. 2026-06-15
   price $75,000 Active 105 DOM
5. 2026-06-15
   days on market $91,900 Active 105 DOM
6. 2026-06-14
   days on market $91,900 Active 103 DOM
7. 2026-06-13
   days on market $91,900 Active 102 DOM
8. 2026-06-10
   days on market $91,900 Active 100 DOM
9. 2026-06-09
   days on market $91,900 Active 99 DOM
10. 2026-06-08
    days on market $91,900 Active 98 DOM
11. 2026-06-07
    days on market $91,900 Active 97 DOM
12. 2026-06-05
    days on market $91,900 Active 94 DOM
13. 2026-06-03
    days on market $91,900 Active 93 DOM
14. 2026-06-02
    days on market $91,900 Active 92 DOM
15. 2026-06-01
    days on market $91,900 Active 91 DOM
16. 2026-05-31
    days on market $91,900 Active 90 DOM
17. 2026-05-31
    days on market $91,900 Active 89 DOM
18. 2026-04-24
    price $91,900 612-char remark

    Show marketing remark (612 chars)

    Brand New all 1 floor manufactured home with 2 bedrooms and 2 baths. Very nice kitchen that flows into the living room. Laundry room next to kitchen. Front bedroom has a closet and its own full bath. Larger main bedroom also has its private bathroom. Base lot rent of $675 per month. Utility fees of $60 per occupant which includes refuse, water, sewer, common area maintenance including snow removal, mowing and landscaping. Owner is responsible for their yard mowing and driveway snow removal. Pets are permitted but there are restrictions and fees on a monthly basis at $20 per pet per month not to exceed 2.

19. 2026-03-02
    listed $101,900 Active 612-char remark

    Show marketing remark (612 chars)

    Brand New all 1 floor manufactured home with 2 bedrooms and 2 baths. Very nice kitchen that flows into the living room. Laundry room next to kitchen. Front bedroom has a closet and its own full bath. Larger main bedroom also has its private bathroom. Base lot rent of $675 per month. Utility fees of $60 per occupant which includes refuse, water, sewer, common area maintenance including snow removal, mowing and landscaping. Owner is responsible for their yard mowing and driveway snow removal. Pets are permitted but there are restrictions and fees on a monthly basis at $20 per pet per month not to exceed 2.

20. 2026-02-26
    historical
21. 2026-01-10
    price $99,900
22. 2025-10-02
    listed $103,500 Active
23. 2025-06-18
    historical
24. 2025-05-23
    price $525
25. 2025-02-06
    listed $500 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $23,400
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$2,182
• Taxable income: $11,773
• Est. tax owed @ 24.0%: −$2,826
• After-tax cash flow: $9,441/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: 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

• Population (ZIP): 4,112

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Polish 9% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 3% Spanish 1%

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: ▼ -14.38%
• Current HPI: 269.7792
• 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

-11.2% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $91,900 BRIGHT MLS
• 2026-03-02 Listed $101,900 BRIGHT MLS
• 2026-02-26 Listing Removed — BRIGHT MLS
• 2026-01-10 Price Changed $99,900 BRIGHT MLS
• 2025-10-02 Listed $103,500 BRIGHT MLS
• 2025-06-18 Listing Removed — GLVRMLS
• 2025-05-23 Price Changed $525 GLVRMLS
• 2025-02-06 Listed $500 GLVRMLS