19 Roth Ave · Longswamp, PA 19539

$22,500

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 50 Days on market

Built 1971 $31/sqft · 62% below area ↓ 44% since listing

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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
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity Awaits at 19 Roth Ave in Mertztown! This mobile home offers incredible potential for the right buyer ready to bring it back to life. Located in a quiet, established community within the Brandywine Heights School District, this property is ideal for investors, DIY enthusiasts, or anyone looking for an affordable project. The home sits on a nice lot with room for outdoor enjoyment and off-street parking. Inside, the layout provides a blank canvas to reimagine your ideal living space — whether you plan to renovate for personal use, rent, or resell. With some creativity and effort, this property can be transformed into a comfortable and inviting home once again. Conveniently s

Key facts

• Off street parking
• 2 garage spots
• Built 1971

Tags

• ROOM FOR OUTDOOR ENJOYMENT
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: Association fees billed monthly

Exterior

• Parking: 2-car garage; Carport
• Utilities: 100 amp electric service (fuses); Community/Coop water; Community/Coop sewer
• Home design: Single-story; Residential zoning
• Construction: Vinyl siding; Asphalt and fiberglass roof; Year built: Unknown
• Exterior features: Mobile home; Partially wooded; Flat lot; Private road frontage

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Hardwood; Laminate; Resilient
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Has a view
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $22k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $22k).
• Recommended offer: $22k (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.
• 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: 26 active listings in the ZIP; 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 $156 of loan paydown is wiped out by about $675 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 + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($22k) 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 flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,825 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 7.70% ✓
• Cap rate: 71.46%
• Cash-on-cash: 232.72%
• DSCR: 11.35
• GRM: 1.1

CMA / ARV

• ARV (median comp): $59,918
• List price: $22,500
• Delta: -62.45%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 12.78×
• Total profit: $74,191
• Equity at exit: $3,355

10-year hold

• IRR: —
• Equity multiple: 27.17×
• Total profit: $164,889
• Equity at exit: $1,945

Cash invested: $6,300 (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 19539

• Home prices YoY: -5.1%
• Active inventory: 26
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$118
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,222

Break-even live

Break-even rent $186

Max offer price $22,500

Occupancy floor 24%

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $22,500 Active 50 DOM
2. 2026-06-17
   days on market $22,500 Active 49 DOM
3. 2026-06-16
   days on market $22,500 Active 48 DOM
4. 2026-06-15
   days on market $22,500 Active 47 DOM
5. 2026-06-14
   days on market $22,500 Active 45 DOM
6. 2026-06-13
   days on market $22,500 Active 44 DOM
7. 2026-06-10
   days on market $22,500 Active 42 DOM
8. 2026-06-09
   days on market $22,500 Active 41 DOM
9. 2026-06-08
   days on market $22,500 Active 40 DOM
10. 2026-06-07
    days on market $22,500 Active 39 DOM
11. 2026-06-05
    days on market $22,500 Active 36 DOM
12. 2026-06-03
    days on market $22,500 Active 35 DOM
13. 2026-06-02
    days on market $22,500 Active 34 DOM
14. 2026-06-01
    days on market $22,500 Active 33 DOM
15. 2026-05-31
    days on market $22,500 Active 32 DOM
16. 2026-05-31
    days on market $22,500 Active 31 DOM
17. 2026-04-29
    listed $22,500 Active 1019-char remark
18. 2026-04-24
    historical
19. 2026-04-22
    price $22,500
20. 2025-12-01
    price $30,000
21. 2025-10-23
    listed $40,000 Active

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $293 · $24/mo
• Expected delta: +$63/yr (+$5/mo · 27.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,785
• − Mortgage interest: −$1,260
• − Property taxes: −$230
• − Insurance: −$112
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$655
• Taxable income: $15,202
• Est. tax owed @ 24.0%: −$3,648
• After-tax cash flow: $11,013/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: 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

• Population (ZIP): 4,112

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Polish 9% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 3% Spanish 1%

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: ▼ -14.38%
• Current HPI: 269.7792
• 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

-43.8% since first listed

5 events — show timeline

• 2026-04-29 Listed $22,500 GLVRMLS
• 2026-04-24 Listing Removed — GLVRMLS
• 2026-04-22 Price Changed $22,500 GLVRMLS
• 2025-12-01 Price Changed $30,000 GLVRMLS
• 2025-10-23 Listed $40,000 GLVRMLS

Property tax history

+1.2%/yr

Latest (2026): $230 · +0.0% YoY. Source: county tax records.