210 Autumn Ln · Lehighton, PA 18235

$80,000

2 bd · 1.0 ba · 810 sqft · Manufactured · 26 Days on market

Built 2007 $99/sqft · 7% above area Est $75k · 7% over $545/mo HOA · 38% 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 +16.2/30.0
• 1% rule +10.0/10.0
• DSCR +5.0/10.0
• ARV discount +4.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained single-wide manufactured home located in the desirable Northside Heights Estates community. Situated on a quiet cul-de-sac with no through traffic, this end-unit home offers added privacy and a pleasant view. Featuring 2 bedrooms and 1 full bath, this home offers comfortable one-floor living with an open-concept layout. The eat-in kitchen flows seamlessly into the living area, creating a functional and inviting space. Enjoy your morning coffee or unwind in the evening on the covered front porch. Outside, you’ll find plenty of outdoor space along with a driveway that can accommodate up to 4 vehicles. Conveniently located yet tucked away in a peaceful setting, this property offers both comfort and practicality. Home is being sold AS IS.

Key facts

• Covered front porch
• Added privacy
• Pleasant view

Tags

• QUIET CUL-DE-SAC
• ADDED PRIVACY
• PLEASANT VIEW
• OPEN-CONCEPT LAYOUT
• EAT-IN KITCHEN
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $42 ($506/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.7% in Lehighton — 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 77/100 on livability (#321 in PA, #2,848 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D, commute F.
• Lehighton Area SD (suburban): math 32% / reading 50% proficiency, ranked #336 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.78% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 4.7

CMA / ARV

• ARV (median comp): $75,000
• List price: $80,000
• Delta: 6.67%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Autumn Ln	0.00mi	2/1.0	810 (0%)	1mo	$75,000	$93	99
35 Sam Brooke Cir #35	0.42mi	2/1.0	840 (+4%)	20mo	$83,450	$99	57

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-9,929
• Equity at exit: $11,928

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-3,774
• Equity at exit: $6,917

Cash invested: $22,400 (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 18235

• Home prices YoY: -27.1%
• Active inventory: 139
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$33
• HOA: −$545
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $42

Break-even live

Break-even rent $1,372

Max offer price $80,000

Occupancy floor 92%

Sensitivity live

Price	-10% $87	-5% $65	+0% $42	+5% $20	+10% $-3
Rent	-10% $-70	-5% $-14	+0% $42	+5% $98	+10% $155
Rate	-1.0pp $82	-0.5pp $63	base $42	+0.5pp $21	+1.0pp $0

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $545 · $6,540/yr

Listing history 2 events

1. 2026-05-09
   status Pending 782-char remark

   Show marketing remark (782 chars)

   Welcome to this well-maintained single-wide manufactured home located in the desirable Northside Heights Estates community. Situated on a quiet cul-de-sac with no through traffic, this end-unit home offers added privacy and a pleasant view. Featuring 2 bedrooms and 1 full bath, this home offers comfortable one-floor living with an open-concept layout. The eat-in kitchen flows seamlessly into the living area, creating a functional and inviting space. Enjoy your morning coffee or unwind in the evening on the covered front porch. Outside, you’ll find plenty of outdoor space along with a driveway that can accommodate up to 4 vehicles. Conveniently located yet tucked away in a peaceful setting, this property offers both comfort and practicality. Home is being sold AS IS.

2. 2026-04-13
   listed $80,000 Active 782-char remark

   Show marketing remark (782 chars)

   Welcome to this well-maintained single-wide manufactured home located in the desirable Northside Heights Estates community. Situated on a quiet cul-de-sac with no through traffic, this end-unit home offers added privacy and a pleasant view. Featuring 2 bedrooms and 1 full bath, this home offers comfortable one-floor living with an open-concept layout. The eat-in kitchen flows seamlessly into the living area, creating a functional and inviting space. Enjoy your morning coffee or unwind in the evening on the covered front porch. Outside, you’ll find plenty of outdoor space along with a driveway that can accommodate up to 4 vehicles. Conveniently located yet tucked away in a peaceful setting, this property offers both comfort and practicality. Home is being sold AS IS.

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$117/yr (+$10/mo · 11.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,103
• − Mortgage interest: −$4,481
• − Property taxes: −$1,031
• − Insurance: −$400
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − HOA: −$6,540
• − Depreciation: −$2,327
• Taxable loss: −$413
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $605/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: Lehighton Area SD
• NCES district ID: 4213500
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $51,115
• Composite: 35.36/100
• National rank: #4958
• State rank: #336 of 539 in PA

Livability — Lehighton

• Score: 77/100
• State rank: #321
• US rank: #2848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,121

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Polish 5% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.77%
• Current HPI: 187.4645
• 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

2 events — show timeline

• 2026-05-09 Pending — GLVRMLS
• 2026-04-13 Listed $80,000 GLVRMLS

Property tax history

+1.4%/yr

Latest (2026): $1,031 · +0.8% YoY. Source: county tax records.