146 Mountain Vlg · Longswamp, PA 18062

$49,000

3 bd · 1.0 ba · 952 sqft · Manufactured public records · 50 Days on market

Built 1986 $51/sqft · 48% below area $699/mo HOA · 30% of rent ↓ 35% 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

This 3 Bedroom 1 Bath Mobile Home with an Addition and Front Porch is located in a Family Friendly All Age Community in Macungie, Pennsylvania Private Financing Available for Deserving Buyers with Large Down Payment. Assistance available in helping buyers get approved for Bank Financing - Lot Rent: $699 - Credit Score: 650 Desired. Can make some exceptions for lower credit scores on a case by case basis. Frequently Asked Questions: - My credit score is 550 will I get accepted? Possibly. The home is located in Macungie, PA in the Mountain Village community.

Key facts

• Front porch
• Built 1986
• Listed 50 days

Tags

• FRONT PORCH
• MOUNTAIN VILLAGE COMMUNITY

Property features AI

Finance

• HOA & community: HOA fee of $699 per month

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured property; Modular/Manufactured construction; Above-grade finished area estimated at 1,200
• Construction: Manufactured construction materials; Other structures above and below grade; Year built estimated
• Exterior features: Not in a federal flood zone; Lot dimensions estimated

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Electric hot water
• Interior features: Estimated living area; No basement; Accessibility features present

🏷️ Possibly a rental listed for sale. The $49,000 price doesn't fit this home's estimated sale value (~$119,773) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (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: Rents flat; 162 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,530 (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. 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: 4.76% ✓
• Cap rate: 26.32%
• Cash-on-cash: 71.53%
• DSCR: 4.18
• GRM: 1.7

CMA / ARV

• ARV (median comp): $119,773
• List price: $49,000
• Delta: -59.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.13% rent growth · sell at horizon

5-year hold

• IRR: 66.2%
• Equity multiple: 3.77×
• Total profit: $38,056
• Equity at exit: $7,306

10-year hold

• IRR: 69.1%
• Equity multiple: 6.59×
• Total profit: $76,688
• Equity at exit: $4,237

Cash invested: $13,720 (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: 162
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,334 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$20
• HOA: −$699
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $818

Break-even live

Break-even rent $1,298

Max offer price $49,000

Occupancy floor 60%

Sensitivity live

Price	-10% $846	-5% $832	+0% $818	+5% $804	+10% $790
Rent	-10% $633	-5% $726	+0% $818	+5% $910	+10% $1,002
Rate	-1.0pp $843	-0.5pp $830	base $818	+0.5pp $805	+1.0pp $792

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $699 · $8,388/yr

Listing history 31 events

1. 2026-06-18
   days on market $49,000 Active 50 DOM
2. 2026-06-17
   days on market $49,000 Active 49 DOM
3. 2026-06-16
   days on market $49,000 Active 48 DOM
4. 2026-06-15
   days on market $49,000 Active 47 DOM
5. 2026-06-14
   days on market $49,000 Active 45 DOM
6. 2026-06-13
   days on market $49,000 Active 44 DOM
7. 2026-06-10
   days on market $49,000 Active 42 DOM
8. 2026-06-09
   days on market $49,000 Active 41 DOM
9. 2026-06-08
   days on market $49,000 Active 40 DOM
10. 2026-06-07
    days on market $49,000 Active 39 DOM
11. 2026-06-05
    days on market $49,000 Active 36 DOM
12. 2026-06-03
    days on market $49,000 Active 35 DOM
13. 2026-06-02
    days on market $49,000 Active 34 DOM
14. 2026-06-01
    days on market $49,000 Active 33 DOM
15. 2026-05-31
    days on market $49,000 Active 32 DOM
16. 2026-05-31
    days on market $49,000 Active 31 DOM
17. 2026-04-29
    listed $55,000 Active 562-char remark
18. 2026-02-05
    historical
19. 2026-01-07
    price $49,000
20. 2025-11-21
    price $51,000
21. 2025-09-29
    price $52,000
22. 2025-09-10
    price $54,000
23. 2025-08-21
    price $57,000
24. 2025-08-07
    price $59,000
25. 2025-08-07
    status Active
26. 2025-08-04
    historical
27. 2025-07-11
    price $61,000
28. 2025-03-29
    price $65,000
29. 2025-03-06
    price $69,000
30. 2025-02-13
    price $73,000
31. 2025-02-04
    listed $75,000 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: $592 · $49/mo
• Projected year-2 tax: $683 · $57/mo
• Expected delta: +$91/yr (+$8/mo · 15.4%)

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

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: $28,003
• − Mortgage interest: −$2,745
• − Property taxes: −$592
• − Insurance: −$245
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − HOA: −$8,388
• − Depreciation: −$1,425
• Taxable income: $10,128
• Est. tax owed @ 24.0%: −$2,431
• After-tax cash flow: $7,384/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

• 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

-34.7% since first listed

16 events — show timeline

• 2026-05-22 Price Changed $49,000 BRIGHT MLS
• 2026-04-29 Listed $55,000 BRIGHT MLS
• 2026-02-05 Listing Removed — BRIGHT MLS
• 2026-01-07 Price Changed $49,000 BRIGHT MLS
• 2025-11-21 Price Changed $51,000 BRIGHT MLS
• 2025-09-29 Price Changed $52,000 BRIGHT MLS
• 2025-09-10 Price Changed $54,000 BRIGHT MLS
• 2025-08-21 Price Changed $57,000 BRIGHT MLS
• 2025-08-07 Price Changed $59,000 BRIGHT MLS
• 2025-08-07 Relisted — BRIGHT MLS
• 2025-08-04 Listing Removed — BRIGHT MLS
• 2025-07-11 Price Changed $61,000 BRIGHT MLS
• 2025-03-29 Price Changed $65,000 BRIGHT MLS
• 2025-03-06 Price Changed $69,000 BRIGHT MLS
• 2025-02-13 Price Changed $73,000 BRIGHT MLS
• 2025-02-04 Listed $75,000 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $592 · +0.0% YoY. Source: county tax records.