511 Barrington Rd · Longswamp, PA 18062

$198,725

3 bd · 2.0 ba · 1,580 sqft · Manufactured · 339 Days on market

Built 2025 Good condition $126/sqft · 48% above area Est $134k · 48% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready, Brand-New 3 Bedroom, 2 Bath, + Family Room! Tour the Aurora at The Reserve at Mountain Village today! Introducing The Aurora, a spacious 1,580 sq. ft. home located in The Reserve at Mountain Village. With an open-concept layout, dedicated family room, and a modern kitchen perfect for entertaining, this home blends comfort, function, and contemporary style. Home Features: • 3 bedrooms, 2 full baths, a family room, and 1,580 sq. ft. of thoughtfully designed living space • Drywall interior with upgraded trim and modern fixtures throughout • Stylish kitchen with oversized island, stainless steel appliances, and large dining area • Spacious primary suite with double walk-in closets and a luxurious private bath • Family room offers additional space for entertaining and relaxing • Covered porch, private driveway, storage shed, and professional landscaping included • Upgraded construction for long-term comfort, energy efficiency, and durability The Aurora is located in The Reserve at Mountain Village, a new state-of-the-art manufactured home community featuring lighted sidewalks, a scenic nature trail, full-time management, and 24-hour community maintenance. The neighborhood offers a peaceful rural setting within the outstanding Brandywine Heights Area School District, just minutes from shopping, dining, and major employers in Allentown, Bethlehem, and Trexlertown. Schedule your private showing today and make The Aurora your new home!

Key facts

• Large dining area
• Modern kitchen
• Oversized island

Tags

• OPEN-CONCEPT LAYOUT
• DEDICATED FAMILY ROOM
• MODERN KITCHEN
• OVERSIZED ISLAND
• STAINLESS STEEL APPLIANCES
• LARGE DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Rents flat; 162 active listings in the ZIP; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,878 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.27% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $133,900
• List price: $198,725
• Delta: 48.41%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Haddon Dr	0.37mi	3/2.0	1,344 (-15%)	2mo	$133,900	$100	56

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-37
• Equity at exit: $29,631

10-year hold

• IRR: 6.4%
• Equity multiple: 1.42×
• Total profit: $23,211
• Equity at exit: $17,182

Cash invested: $55,643 (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 18062

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 162
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$1,042
• Tax est. 1.5%: −$248 /mo · $2,981/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $615

Break-even live

Break-even rent $1,738

Max offer price $198,725

Occupancy floor 71%

Sensitivity live

Price	-10% $753	-5% $684	+0% $615	+5% $547	+10% $478
Rent	-10% $417	-5% $516	+0% $615	+5% $715	+10% $814
Rate	-1.0pp $715	-0.5pp $666	base $615	+0.5pp $564	+1.0pp $512

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: $49,681
• Closing costs: $5,962
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $198,725 Active 339 DOM
2. 2026-06-17
   days on market $198,725 Active 338 DOM
3. 2026-06-16
   days on market $198,725 Active 337 DOM
4. 2026-06-15
   days on market $198,725 Active 336 DOM
5. 2026-06-14
   days on market $198,725 Active 334 DOM
6. 2026-06-13
   days on market $198,725 Active 333 DOM
7. 2026-06-10
   days on market $198,725 Active 331 DOM
8. 2026-06-09
   days on market $198,725 Active 330 DOM
9. 2026-06-08
   days on market $198,725 Active 329 DOM
10. 2026-06-07
    days on market $198,725 Active 328 DOM
11. 2026-06-05
    days on market $198,725 Active 325 DOM
12. 2026-06-03
    days on market $198,725 Active 324 DOM
13. 2026-06-02
    days on market $198,725 Active 323 DOM
14. 2026-06-01
    days on market $198,725 Active 322 DOM
15. 2026-05-31
    days on market $198,725 Active 321 DOM
16. 2026-05-31
    days on market $198,725 Active 320 DOM
17. 2025-07-15
    listed $198,725 Active 1509-char remark

    Show marketing remark (1509 chars)

    Move-In Ready, Brand-New 3 Bedroom, 2 Bath, + Family Room! Tour the Aurora at The Reserve at Mountain Village today! Introducing The Aurora, a spacious 1,580 sq. ft. home located in The Reserve at Mountain Village. With an open-concept layout, dedicated family room, and a modern kitchen perfect for entertaining, this home blends comfort, function, and contemporary style. Home Features: • 3 bedrooms, 2 full baths, a family room, and 1,580 sq. ft. of thoughtfully designed living space • Drywall interior with upgraded trim and modern fixtures throughout • Stylish kitchen with oversized island, stainless steel appliances, and large dining area • Spacious primary suite with double walk-in closets and a luxurious private bath • Family room offers additional space for entertaining and relaxing • Covered porch, private driveway, storage shed, and professional landscaping included • Upgraded construction for long-term comfort, energy efficiency, and durability The Aurora is located in The Reserve at Mountain Village, a new state-of-the-art manufactured home community featuring lighted sidewalks, a scenic nature trail, full-time management, and 24-hour community maintenance. The neighborhood offers a peaceful rural setting within the outstanding Brandywine Heights Area School District, just minutes from shopping, dining, and major employers in Allentown, Bethlehem, and Trexlertown. Schedule your private showing today and make The Aurora your new home!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥99°F today · 13 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: $30,209
• − Mortgage interest: −$11,132
• − Property taxes: −$2,981
• − Insurance: −$994
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$5,781
• Taxable income: $4,488
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $6,308/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 · 1 photo

Good 80/100 None rehab

This move-in ready manufactured home is in excellent condition with modern features and a well-maintained exterior. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Resale New kitchen appliances — Modernizes the kitchen and appeals to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Resale New kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑

ⓘ 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: 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

• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 27,110
• Household income: $110,675
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 537.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 10% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▼ -91.04%
• Current HPI: 253.5939
• Rent YoY: ▲ 0.13%
• 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

• 2025-07-15 Listed $198,725 Zillow