1099-LB Plan · Breinigsville, PA 18031

$64,900

2 bd · 2.0 ba · 1,029 sqft · Manufactured · 475 Days on market

Good condition $63/sqft · at area comps Est $63k · at est. ↓ 5% since listing

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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 +6.5/15.0
• Schools +5.7/10.0
• Appreciation +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0

Listing remarks MLS

SALE PENDING. .. This charming two-bedroom, two-bathroom home is just waiting for you, with its comfortable living room, perfectly designed kitchen, and spacious master suite. The clever floor plan also makes it easy to comfortably entertain guests and spend more time enjoying yourself. All of this in a great community, and at a price you can afford. Come by today to find out more!

Key facts

• Listed 474 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

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 ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.3% vs local median 2.8% in Breinigsville — 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 63/100 on livability (#1,251 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Parkland SD (suburban): math 59% / reading 70% proficiency, ranked #40 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Fogelsville Sch (math 63% / reading 73%, grade B+, #187 of 1,518 statewide, top 13%, 511 students, 28% FRL); Springhouse Ms (math 50% / reading 71%, grade B+, #39 of 512 statewide, top 8%, 1,344 students, 29% FRL); Parkland Hs (math 81% / reading 24%, grade C-, #107 of 437 statewide, top 25%, 3,220 students, 25% FRL).
• Market conditions: Rents rising (+1.9%/yr); 125 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $449 of loan paydown is wiped out by about $466 of value loss. Plan a longer hold.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.7% appreciation + 1.9% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 475 days — a 12% lower offer ($57k) 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 475 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 3.19% ✓
• Cap rate: 28.27%
• Cash-on-cash: 78.48%
• DSCR: 4.49
• GRM: 2.6

CMA / ARV

• ARV (median comp): $63,460
• List price: $64,900
• Delta: 2.27%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8792 Turkey Ridge Rd	0.06mi	2/2.0	960 (-7%)	1mo	$70,000	$73	85
8754 Breinig Run Cir	0.17mi	3/2.0 (+1)	1,031 (+0%)	3mo	$80,000	$78	84
8711 Breinig Run Cir	0.09mi	2/2.0	1,056 (+3%)	15mo	$46,500	$44	79
1016 Spruce Ln	0.26mi	3/2.0 (+1)	1,056 (+3%)	2mo	$59,000	$56	77
8711 Turkey Ridge Rd	0.13mi	2/2.0	1,056 (+3%)	19mo	$74,000	$70	74
8722 Evergreen Cir	0.31mi	2/2.0	1,080 (+5%)	10mo	$57,000	$53	70
8719 Turkey Ridge Rd	0.16mi	3/2.0 (+1)	1,120 (+9%)	6mo	$69,000	$62	68
8726 Breinig Run Cir	0.13mi	3/2.0 (+1)	1,152 (+12%)	5mo	$77,000	$67	65
1007 Redwood Dr	0.45mi	3/2.0 (+1)	1,056 (+3%)	8mo	$58,000	$55	63
8902 Breinig Run Cir	0.37mi	2/2.0	1,152 (+12%)	6mo	$75,000	$65	58
8820 Breinig Run Cir	0.34mi	3/1.0 (+1)	924 (-10%)	3mo	$25,000	$27	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.72% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 74.5%
• Equity multiple: 4.59×
• Total profit: $65,247
• Equity at exit: $16,549

10-year hold

• IRR: 76.4%
• Equity multiple: 9.05×
• Total profit: $146,333
• Equity at exit: $18,141

Cash invested: $18,172 (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 18031

• Home prices YoY: -0.3%
• Rents YoY: 1.9%
• Active inventory: 125
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $1,122

Break-even live

Break-even rent $652

Max offer price $64,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,167	-5% $1,144	+0% $1,122	+5% $1,100	+10% $1,077
Rent	-10% $958	-5% $1,040	+0% $1,122	+5% $1,204	+10% $1,286
Rate	-1.0pp $1,155	-0.5pp $1,138	base $1,122	+0.5pp $1,105	+1.0pp $1,088

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8749 Breinig Run Cir Breinigsville, PA	2.0	2.0	1029	$1,695	$1.65	4d	1	0.09mi
1208 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,450	$1.63	45d	1	0.49mi
1273 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,550	$1.70	45d	1	0.53mi
1145 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	4d	1	0.55mi
1175 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	45d	1	0.56mi
1177 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	45d	1	0.56mi
8328 Fair Way Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	25d	1	0.60mi
8395 Saylor Ct Breinigsville, PA	3.0	1.5	1056	$2,100	$1.99	16d	1	0.74mi
1447 Artisan Ct Breinigsville, PA	2.0	1.5	1056	$2,150	$2.04	16d	1	0.75mi
1055 Cetronia Rd Breinigsville, PA	1.0–2.0	1.0–2.0	1094	$2,355	$2.15	4d	8	1.05mi
7740 Hamilton Blvd Breinigsville, PA	1.0	1.0	756	$1,700	$2.25	16d	1	1.21mi
9751 Newtown Rd Unit B Breinigsville, PA	2.0	1.0	1288	$2,300	$1.79	4d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $64,900 Active 475 DOM
2. 2026-06-18
   days on market $64,900 Active 472 DOM
3. 2026-06-17
   days on market $64,900 Active 471 DOM
4. 2026-06-16
   days on market $64,900 Active 470 DOM
5. 2026-06-15
   days on market $64,900 Active 469 DOM
6. 2026-06-14
   days on market $64,900 Active 467 DOM
7. 2026-06-13
   days on market $64,900 Active 466 DOM
8. 2026-06-10
   days on market $64,900 Active 464 DOM
9. 2026-06-09
   days on market $64,900 Active 463 DOM
10. 2026-06-08
    days on market $64,900 Active 462 DOM
11. 2026-06-07
    days on market $64,900 Active 461 DOM
12. 2026-06-03
    days on market $64,900 Active 457 DOM
13. 2026-06-02
    days on market $64,900 Active 456 DOM
14. 2026-06-01
    days on market $64,900 Active 455 DOM
15. 2026-05-31
    days on market $64,900 Active 454 DOM
16. 2026-05-31
    days on market $64,900 Active 453 DOM
17. 2025-04-17
    price $64,900 384-char remark

    Show marketing remark (384 chars)

    SALE PENDING. .. This charming two-bedroom, two-bathroom home is just waiting for you, with its comfortable living room, perfectly designed kitchen, and spacious master suite. The clever floor plan also makes it easy to comfortably entertain guests and spend more time enjoying yourself. All of this in a great community, and at a price you can afford. Come by today to find out more!

18. 2025-03-05
    status Active 384-char remark

    Show marketing remark (384 chars)

    SALE PENDING. .. This charming two-bedroom, two-bathroom home is just waiting for you, with its comfortable living room, perfectly designed kitchen, and spacious master suite. The clever floor plan also makes it easy to comfortably entertain guests and spend more time enjoying yourself. All of this in a great community, and at a price you can afford. Come by today to find out more!

19. 2025-03-02
    historical 384-char remark

    Show marketing remark (384 chars)

    SALE PENDING. .. This charming two-bedroom, two-bathroom home is just waiting for you, with its comfortable living room, perfectly designed kitchen, and spacious master suite. The clever floor plan also makes it easy to comfortably entertain guests and spend more time enjoying yourself. All of this in a great community, and at a price you can afford. Come by today to find out more!

20. 2025-02-28
    listed $68,000 Active 384-char remark

    Show marketing remark (384 chars)

    SALE PENDING. .. This charming two-bedroom, two-bathroom home is just waiting for you, with its comfortable living room, perfectly designed kitchen, and spacious master suite. The clever floor plan also makes it easy to comfortably entertain guests and spend more time enjoying yourself. All of this in a great community, and at a price you can afford. Come by today to find out more!

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 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: $24,865
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$1,888
• Taxable income: $13,268
• Est. tax owed @ 24.0%: −$3,184
• After-tax cash flow: $10,280/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming two-bedroom, two-bathroom home is move-in ready with modern updates and a great community setting.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Increases resale and rental value
• Both Install smart home technology — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Increases resale and rental value ↑
• Both Install smart home technology — Attracts tech-savvy buyers and renters ↑

ⓘ 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: Parkland SD
• NCES district ID: 4218510
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $77,976
• Composite: 57.44/100
• National rank: #1074
• State rank: #40 of 539 in PA

Livability — Breinigsville

• Score: 63/100
• State rank: #1251
• US rank: #15041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breinigsville, PA
• County: Lehigh County · 333,019 people
• City population: 11,570
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 11,570
• Household income: $113,625
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 52.0

Population outlook (Lehigh County) Hauer SSP2

• Today (2025): 392,957 people
• By 2030: 408,319 · +3.9%
• By 2040: 440,007 · +12.0%
• By 2050: 475,940 · +21.1%
• By 2075: 590,448 · +50.3%
• By 2100: 690,314 · +75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 17% Asian 12% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Dominican 3%
• Common ancestry: Polish 4% Lithuanian 3% Scandinavian 3%
• Foreign-born: 19% · Canada, United Kingdom, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 8% Other Asian/Pacific 2%

Political lean MEDSL · Lehigh

• 2024 margin: Toss-up / Even · D 50.7% · R 48.0% · Other 1.2%
• 2008→2024 swing: -12.9pp toward R · 2008: 15.6pp · 2024: 2.7pp
• All cycles: 2024: D+2.7 2020: D+7.6 2016: D+4.4 2012: D+7.5 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.72%
• Current HPI: 267.8218
• Rent YoY: ▲ 1.92%
• 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

-4.6% since first listed

4 events — show timeline

• 2025-04-17 Price Changed $64,900 Zillow
• 2025-03-05 Relisted — Zillow
• 2025-03-02 Delisted — Zillow
• 2025-02-28 Listed $68,000 Zillow