82 Juniper Ct · Bath, PA 18014

$35,000

2 bd · 1.0 ba · 1,000 sqft · Manufactured · 38 Days on market

Built 1988 $35/sqft · 37% below area Est $55k · 37% under $998/mo HOA · 55% of rent ↓ 22% since listing

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Manufactured home in a nice and peaceful setting inside Greenbriar Village! The 2 bedroom/ 1 bath home offers an open concept kitchen with an in kitchen breakfast bar, nice sized living room with laminate plank flooring throughout the home. The home has a separate laundry area, propane heat, central AC, shed and parking for two vehicles. Located close to shopping and Rt 22, 78, 33 & 80. The community offers a basketball court, playground, clubhouse and picnic area. The park must approve new owners. Home needs work so it's priced accordingly. Home has been virtually staged. Don’t miss the opportunity to own a home for less than $45K! Lot rent is $998.

Key facts

• Shed
• Eat in kitchen
• Side deck

Tags

• SPACIOUS LIVING ROOM
• EAT IN KITCHEN
• PROPANE FORCED AIR HEAT
• SIDE DECK
• SHED
• LOCATED CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Off-street parking; Parking pad
• Utilities: Electric service with circuit breakers; Community/Coop water; Community/Coop sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Shed; Propane tank (leased); Flat lot

Interior

• Kitchen: Gas cooktop; Built-in oven; Eat-in kitchen
• Bedrooms: Bedroom on first level
• Flooring: Laminate; Resilient; Vinyl
• Bathrooms: 1 full bathroom on first level
• Heating & cooling: Forced air heating (Propane); Ceiling fan(s)
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Propane water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.0% in Bath — 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 67/100 on livability (#959 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• 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: 62 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 5.16% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 1.6

CMA / ARV

• ARV (median comp): $55,406
• List price: $35,000
• Delta: -36.83%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 S Greenbriar Dr	0.08mi	2/1.0	1,000 (0%)	6mo	$54,900	$55	91
285 Greenbriar Dr	0.18mi	2/2.0	980 (-2%)	2mo	$23,000	$23	83
190 Greenbriar Dr S	0.16mi	2/2.0	1,116 (+12%)	7mo	$75,000	$67	64
117 Elder Ct	0.19mi	3/2.0 (+1)	1,008 (+1%)	21mo	$58,000	$58	63

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: 12.6%
• Equity multiple: 1.51×
• Total profit: $5,002
• Equity at exit: $5,219

10-year hold

• IRR: 22.5%
• Equity multiple: 3.03×
• Total profit: $19,926
• Equity at exit: $3,026

Cash invested: $9,800 (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 18014

• Active inventory: 62
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$184
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$15
• HOA: −$998
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $157

Break-even live

Break-even rent $1,605

Max offer price $35,000

Occupancy floor 86%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Penn St #8 Bath, PA	2.0	1.0	1000	$1,750	$1.75	2d	1	0.53mi
112 S Chestnut St Bath, PA	2.0	1.0	800	$1,750	$2.19	43d	1	0.71mi
150 N Walnut St Apt A Bath, PA	2.0	1.0	1000	$1,295	$1.29	43d	1	0.81mi
252 N Walnut St #208 Bath, PA	2.0	1.5	1100	$1,850	$1.68	2d	1	0.99mi
282 N Walnut St Bath, PA	1.0–2.0	1.0–2.0	1025	$2,250	$2.20	2d	8	1.05mi
284 N Walnut St Unit 284-107 Bath, PA	2.0	2.0	1175	$2,250	$1.91	14d	1	1.13mi

HOA detail

• Monthly dues: $998 · $11,976/yr

Listing history 12 events

1. 2026-06-14
   statusdays on market $35,000 Pending 38 DOM
2. 2026-06-10
   days on market $35,000 Active 37 DOM
3. 2026-06-09
   days on market $35,000 Active 36 DOM
4. 2026-06-08
   days on market $35,000 Active 35 DOM
5. 2026-06-07
   days on market $35,000 Active 34 DOM
6. 2026-06-05
   days on market $35,000 Active 31 DOM
7. 2026-06-03
   days on market $35,000 Active 30 DOM
8. 2026-06-02
   days on market $35,000 Active 29 DOM
9. 2026-06-01
   days on market $35,000 Active 28 DOM
10. 2026-05-31
    days on market $35,000 Active 27 DOM
11. 2026-05-31
    days on market $35,000 Active 26 DOM
12. 2026-05-04
    listed $44,900 Active 670-char remark

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,652
• − Mortgage interest: −$1,961
• − Property taxes: −$864
• − Insurance: −$175
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − HOA: −$11,976
• − Depreciation: −$1,018
• Taxable income: $2,193
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $1,361/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: 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 — Bath

• Score: 67/100
• State rank: #959
• US rank: #10512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,474

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Danish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -145.54%
• Current HPI: 212.4688
• 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

-22.0% since first listed

3 events — show timeline

• 2026-06-12 Pending — GLVRMLS
• 2026-05-27 Price Changed $35,000 GLVRMLS
• 2026-05-04 Listed $44,900 GLVRMLS

Property tax history

+1.3%/yr

Latest (2026): $864 · +3.1% YoY. Source: county tax records.