Magnolia Plan · Longswamp, PA 18062

$178,800

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 244 Days on market

Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hereford Homes proudly presents The Magnolia, a beautifully designed 3-bedroom, 2-bath home thoughtfully crafted to meet the needs of today's homeowners. This 1,493 sq. ft. home is available at The Reserve at Mountain Village, a premier new community nestled in the scenic countryside of Macungie, PA-just minutes from Trexlertown, Allentown, Bethlehem, and the Lehigh Valley. This light-filled home offers an open-concept layout with two spacious living areas-perfect for relaxing and entertaining. Highlights include a gourmet kitchen with a large island, a private primary suite with walk-in closet and en-suite bath, and a welcoming covered front porch with low-maintenance composite decking. Home Features: • 3 bedrooms, 2 full baths, living room & family room • Open kitchen with large center island & adjacent dining area • Primary suite with walk-in closet & private bath • Covered porch with composite decking • Private driveway, storage shed & landscaping Included • Energy-efficient construction for comfort & savings Located in Macungie's newest all-age manufactured home community, residents at The Reserve at Mountain Village enjoy: • Lighted sidewalks & scenic nature trail • Full-time management & 24-hour community maintenance • Outstanding Brandywine Heights Area School District • Easy access to shopping, dining & major roadways Make The Magnolia yours-contact Hereford Homes today to personalize this stylish floorplan!

Key facts

• Covered porch
• Lighted sidewalks
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• PRIVATE PRIMARY SUITE
• COVERED PORCH
• ENERGY EFFICIENT CONSTRUCTION
• LIGHTED SIDEWALKS
• SCENIC NATURE TRAIL

🏗️ New construction. The $178,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $133,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $157k (12.0% 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: Rents flat; 157 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 $926 of loan paydown is wiped out by about $4k 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 + 0.1% rent growth), your $37k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

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

Recommended offer $157,344 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.87% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.85%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $133,900
• List price: $178,800
• Delta: 33.53%
• 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	0.40mi	3/2.0	1,344 (-10%)	2mo	$133,900	$100	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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.03×
• Total profit: $38,652
• Equity at exit: $19,965

10-year hold

• IRR: 31.8%
• Equity multiple: 3.49×
• Total profit: $93,245
• Equity at exit: $11,577

Cash invested: $37,492 (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: 157
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,510 medium
• Mortgage (P&I): −$702
• Tax est. 1.5%: −$167 /mo · $2,008/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,058

Break-even live

Break-even rent $1,171

Max offer price $133,900

Occupancy floor 53%

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $178,800 Active 244 DOM
2. 2026-06-17
   days on market $178,800 Active 243 DOM
3. 2026-06-16
   days on market $178,800 Active 242 DOM
4. 2026-06-15
   days on market $178,800 Active 241 DOM
5. 2026-06-14
   days on market $178,800 Active 239 DOM
6. 2026-06-13
   days on market $178,800 Active 238 DOM
7. 2026-06-10
   days on market $178,800 Active 236 DOM
8. 2026-06-09
   days on market $178,800 Active 235 DOM
9. 2026-06-08
   days on market $178,800 Active 234 DOM
10. 2026-06-07
    days on market $178,800 Active 233 DOM
11. 2026-06-05
    days on market $178,800 Active 230 DOM
12. 2026-06-03
    days on market $178,800 Active 229 DOM
13. 2026-06-02
    days on market $178,800 Active 228 DOM
14. 2026-06-01
    days on market $178,800 Active 227 DOM
15. 2026-05-31
    days on market $178,800 Active 226 DOM
16. 2026-05-31
    days on market $178,800 Active 225 DOM
17. 2026-04-10
    status Active 1550-char remark

    Show marketing remark (1550 chars)

    Hereford Homes proudly presents The Magnolia, a beautifully designed 3-bedroom, 2-bath home thoughtfully crafted to meet the needs of today's homeowners. This 1,493 sq. ft. home is available at The Reserve at Mountain Village, a premier new community nestled in the scenic countryside of Macungie, PA-just minutes from Trexlertown, Allentown, Bethlehem, and the Lehigh Valley. This light-filled home offers an open-concept layout with two spacious living areas-perfect for relaxing and entertaining. Highlights include a gourmet kitchen with a large island, a private primary suite with walk-in closet and en-suite bath, and a welcoming covered front porch with low-maintenance composite decking. Home Features: • 3 bedrooms, 2 full baths, living room & family room • Open kitchen with large center island & adjacent dining area • Primary suite with walk-in closet & private bath • Covered porch with composite decking • Private driveway, storage shed & landscaping Included • Energy-efficient construction for comfort & savings Located in Macungie's newest all-age manufactured home community, residents at The Reserve at Mountain Village enjoy: • Lighted sidewalks & scenic nature trail • Full-time management & 24-hour community maintenance • Outstanding Brandywine Heights Area School District • Easy access to shopping, dining & major roadways Make The Magnolia yours-contact Hereford Homes today to personalize this stylish floorplan!

18. 2026-01-09
    historical 1550-char remark

    Show marketing remark (1550 chars)

    Hereford Homes proudly presents The Magnolia, a beautifully designed 3-bedroom, 2-bath home thoughtfully crafted to meet the needs of today's homeowners. This 1,493 sq. ft. home is available at The Reserve at Mountain Village, a premier new community nestled in the scenic countryside of Macungie, PA-just minutes from Trexlertown, Allentown, Bethlehem, and the Lehigh Valley. This light-filled home offers an open-concept layout with two spacious living areas-perfect for relaxing and entertaining. Highlights include a gourmet kitchen with a large island, a private primary suite with walk-in closet and en-suite bath, and a welcoming covered front porch with low-maintenance composite decking. Home Features: • 3 bedrooms, 2 full baths, living room & family room • Open kitchen with large center island & adjacent dining area • Primary suite with walk-in closet & private bath • Covered porch with composite decking • Private driveway, storage shed & landscaping Included • Energy-efficient construction for comfort & savings Located in Macungie's newest all-age manufactured home community, residents at The Reserve at Mountain Village enjoy: • Lighted sidewalks & scenic nature trail • Full-time management & 24-hour community maintenance • Outstanding Brandywine Heights Area School District • Easy access to shopping, dining & major roadways Make The Magnolia yours-contact Hereford Homes today to personalize this stylish floorplan!

19. 2025-07-19
    listed $178,800 Active 1550-char remark

    Show marketing remark (1550 chars)

    Hereford Homes proudly presents The Magnolia, a beautifully designed 3-bedroom, 2-bath home thoughtfully crafted to meet the needs of today's homeowners. This 1,493 sq. ft. home is available at The Reserve at Mountain Village, a premier new community nestled in the scenic countryside of Macungie, PA-just minutes from Trexlertown, Allentown, Bethlehem, and the Lehigh Valley. This light-filled home offers an open-concept layout with two spacious living areas-perfect for relaxing and entertaining. Highlights include a gourmet kitchen with a large island, a private primary suite with walk-in closet and en-suite bath, and a welcoming covered front porch with low-maintenance composite decking. Home Features: • 3 bedrooms, 2 full baths, living room & family room • Open kitchen with large center island & adjacent dining area • Primary suite with walk-in closet & private bath • Covered porch with composite decking • Private driveway, storage shed & landscaping Included • Energy-efficient construction for comfort & savings Located in Macungie's newest all-age manufactured home community, residents at The Reserve at Mountain Village enjoy: • Lighted sidewalks & scenic nature trail • Full-time management & 24-hour community maintenance • Outstanding Brandywine Heights Area School District • Easy access to shopping, dining & major roadways Make The Magnolia yours-contact Hereford Homes today to personalize this stylish floorplan!

ⓘ 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: $30,121
• − Mortgage interest: −$7,500
• − Property taxes: −$2,008
• − Insurance: −$670
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − Depreciation: −$3,895
• Taxable income: $11,228
• Est. tax owed @ 24.0%: −$2,695
• After-tax cash flow: $9,996/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 · 3 photos

Fair 45/100 Cosmetic rehab

The Magnolia plan at The Reserve at Mountain Village is a well-maintained, 3-bedroom home with average condition. It offers a good starting point for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ 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

3 events — show timeline

• 2026-04-10 Relisted — Zillow
• 2026-01-09 Delisted — Zillow
• 2025-07-19 Listed $178,800 Zillow