172 Moorestown Dr · Moore, PA 18014

$39,900

2 bd · 1.0 ba · 1,000 sqft · Land · 31 Days on market

Built 2000 1,307 sqft lot $400/mo HOA · 22% of rent

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Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-wide home features 2 cozy bedrooms and a full bathroom, providing ample space for relaxation and privacy. Enjoy the convenience of an asphalt driveway with room for two vehicles, ensuring easy access. The lot, measuring 0.03 acres, offers a private retreat with side yards and a rear yard that adjoins open space, perfect for enjoying nature or hosting gatherings. With essential amenities all around and Lot Rent covering sewer, water, and trash-your living experience is simplified. Embrace a lifestyle of ease and connection in this vibrant senior community, where comfort meets convenience. Don't miss the opportunity to make this delightful home your own!

Key facts

• Asphalt driveway
• Open space
• Rear yard

Tags

• ASPHALT DRIVEWAY
• PRIVATE RETREAT
• SIDE YARDS
• REAR YARD
• OPEN SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $40k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: George Wolf El Sch (math 37% / reading 52%, grade F, #815 of 1,518 statewide, top 56%, 447 students, 50% FRL); Northampton Area Ms (math 24% / reading 46%, grade F, #322 of 512 statewide, top 64%, 1,256 students, 42% FRL); Northampton Area Hs (math 60% / reading 24%, grade F, #230 of 437 statewide, top 53%, 1,862 students, 31% FRL) — zoned schools average 41% FRL vs 22% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $276 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 4.62% ✓
• Cap rate: 28.97%
• Cash-on-cash: 81.00%
• DSCR: 4.60
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 81.5%
• Equity multiple: 4.75×
• Total profit: $41,854
• Equity at exit: $5,949

10-year hold

• IRR: 84.9%
• Equity multiple: 9.90×
• Total profit: $99,471
• Equity at exit: $3,450

Cash invested: $11,172 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$209
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$17
• HOA: −$400
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $754

Break-even live

Break-even rent $890

Max offer price $39,900

Occupancy floor 54%

Sensitivity live

Price	-10% $777	-5% $765	+0% $754	+5% $743	+10% $732
Rent	-10% $608	-5% $681	+0% $754	+5% $827	+10% $900
Rate	-1.0pp $774	-0.5pp $764	base $754	+0.5pp $744	+1.0pp $733

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Monocacy Dr Bath, PA	2.0	1.0	1200	$1,695	$1.41	45d	1	0.54mi
284 N Walnut St Unit 284-107 Bath, PA	2.0	2.0	1175	$2,250	$1.91	15d	1	0.87mi
282 N Walnut St Bath, PA	1.0–2.0	1.0–2.0	1025	$2,250	$2.20	3d	8	0.96mi
252 N Walnut St #208 Bath, PA	2.0	1.5	1100	$1,850	$1.68	3d	1	1.02mi
150 N Walnut St Apt A Bath, PA	2.0	1.0	1000	$1,295	$1.29	45d	1	1.20mi
112 S Chestnut St Bath, PA	2.0	1.0	800	$1,750	$2.19	45d	1	1.33mi
216 Penn St #8 Bath, PA	2.0	1.0	1000	$1,750	$1.75	3d	1	1.44mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: watersewertrash

Listing history 16 events

1. 2026-04-14
   status Pending
2. 2026-03-14
   listed $39,900 Active
3. 2008-11-04
   historical
4. 2008-08-04
   historical
5. 2008-08-04
   listed $29,900
6. 2008-05-05
   listed $29,900
7. 2008-04-28
   historical
8. 2008-04-24
   listed $29,900
9. 2008-04-24
   listed $29,900
10. 2008-04-22
    historical
11. 2008-04-14
    listed $28,900
12. 2008-04-01
    historical
13. 2007-09-17
    listed $28,900
14. 2007-09-17
    historical
15. 2007-06-16
    listed $32,900
16. 2007-04-09
    listed $28,900

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $22,136
• − Mortgage interest: −$2,235
• − Property taxes: −$928
• − Insurance: −$200
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$4,800
• − Depreciation: −$1,161
• Taxable income: $9,271
• Est. tax owed @ 24.0%: −$2,225
• After-tax cash flow: $6,824/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 — Moore

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

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

+38.1% since first listed

16 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-03-14 Listed $39,900 BRIGHT MLS
• 2008-11-04 Listing Removed — GLVRMLS
• 2008-08-04 Listed $29,900 GLVRMLS
• 2008-08-04 Listing Removed — GLVRMLS
• 2008-05-05 Listed $29,900 GLVRMLS
• 2008-04-28 Listing Removed — GLVRMLS
• 2008-04-24 Listed $29,900 PMAR
• 2008-04-24 Listed $29,900 GLVRMLS
• 2008-04-22 Listing Removed — GLVRMLS
• 2008-04-14 Listed $28,900 GLVRMLS
• 2008-04-01 Listing Removed — GLVRMLS
• 2007-09-17 Listing Removed — GLVRMLS
• 2007-09-17 Listed $28,900 GLVRMLS
• 2007-06-16 Listed $32,900 PMAR
• 2007-04-09 Listed $28,900 GLVRMLS

Property tax history

+1.9%/yr

Latest (2026): $928 · +3.0% YoY. Source: county tax records.