124 Ashley Ln · Lehighton, PA 18235

$152,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured · 43 Days on market

Built 2005 7,841 sqft lot $129/sqft · 47% above area Est $104k · 47% over

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Why this score? — see what drove the C- 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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME! GREAT LOCATION! GREAT PRICE! Spacious and well maintained 3-BR, 2-BA 2005 Champion ranch home located in Northside Heights Community. The open floor plan allows you to move freely throughout the home. Eat-in kitchen includes oak cabinets, Formica countertops, pantry and a counter serving island that seats 3 comfortably! Master bedroom suite includes separate vanity area with a walk-in shower and (6' x 7') WIC. 2 sizeable bedrooms, main bathroom are located on the opposite side of the home. The covered front deck, perfect for relaxing and enjoying the mountainous views, was recently upgraded to TREX decking with new railings, solar post lights and a ramp for your walking ease! The home backs up to the woods includes a rear (19' x 12') wood deck with gazebo for added privacy! A New Generac Home Generator, Furnance and Central Air installed in October 2023, by the current owner and the Roof, and wall to wall carpeting were replaced and installed by the previous owner. A detached Shed (8' x 10'), PLUS!! The lot is approved for an oversize 1 car detached garage! $545/mo. lot rent incl. , W/ S/G & community pool and other amenities. Call today see this home, you won’t be disappointed! Call listing agent with any questions. BUYERS: Please make sure you're approved for manufactured home financing. VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Call listing agent with any questions.

Key facts

• 7,841 sq ft lot
• 4 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $152k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $147k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $1k of loan paydown is wiped out by about $5k 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 43 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.
• Current owner paid $115k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $147,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (median comp): $103,669
• List price: $152,000
• Delta: 46.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Sheldan Ln Lot 163	0.06mi	2/2.0 (-1)	1,104 (-6%)	3mo	$85,000	$77	79
92 Sam Brooke Cir	0.23mi	3/2.0	1,152 (-2%)	8mo	$65,000	$56	79
25 Sam Brooke Cir Lot 25	0.26mi	3/2.0	1,344 (+14%)	2mo	$162,000	$121	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,381
• Equity at exit: $22,664

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $22,226
• Equity at exit: $13,142

Cash invested: $42,560 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $318

Break-even live

Break-even rent $1,253

Max offer price $152,000

Occupancy floor 76%

Sensitivity live

Price	-10% $404	-5% $361	+0% $318	+5% $275	+10% $232
Rent	-10% $187	-5% $253	+0% $318	+5% $384	+10% $449
Rate	-1.0pp $395	-0.5pp $357	base $318	+0.5pp $279	+1.0pp $239

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-13
   price $152,000 1447-char remark

   Show marketing remark (1441 chars)

   GREAT HOME! GREAT LOCATION! GREAT PRICE! Spacious and well maintained 3-BR, 2-BA 2005 Champion ranch home located in Northside Heights Community. The open floor plan allows you to move freely throughout the home. Eat-in kitchen includes oak cabinets, Formica countertops, pantry and a counter serving island that seats 3 comfortably! Master bedroom suite includes separate vanity area with a walk-in shower and (6' x 7') WIC. 2 sizeable bedrooms, main bathroom are located on the opposite side of the home. The covered front deck, perfect for relaxing and enjoying the mountainous views, was recently upgraded to TREX decking with new railings, solar post lights and a ramp for your walking ease! The home backs up to the woods includes a rear (19' x 12') wood deck with gazebo for added privacy! A New Generac Home Generator, Furnance and Central Air installed in October 2023, by the current owner and the Roof, and wall to wall carpeting were replaced and installed by the previous owner. A detached Shed (8' x 10'), PLUS!! The lot is approved for an oversize 1 car detached garage! $545/mo. lot rent incl. , W/ S/G & community pool and other amenities. Call today see this home, you won't be disappointed! Call listing agent with any questions. BUYERS: Please make sure you're approved for manufactured home financing. VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Call listing agent with any questions.

2. 2026-05-13
   price $152,000 1441-char remark

   Show marketing remark (1441 chars)

   GREAT HOME! GREAT LOCATION! GREAT PRICE! Spacious and well maintained 3-BR, 2-BA 2005 Champion ranch home located in Northside Heights Community. The open floor plan allows you to move freely throughout the home. Eat-in kitchen includes oak cabinets, Formica countertops, pantry and a counter serving island that seats 3 comfortably! Master bedroom suite includes separate vanity area with a walk-in shower and (6' x 7') WIC. 2 sizeable bedrooms, main bathroom are located on the opposite side of the home. The covered front deck, perfect for relaxing and enjoying the mountainous views, was recently upgraded to TREX decking with new railings, solar post lights and a ramp for your walking ease! The home backs up to the woods includes a rear (19' x 12') wood deck with gazebo for added privacy! A New Generac Home Generator, Furnance and Central Air installed in October 2023, by the current owner and the Roof, and wall to wall carpeting were replaced and installed by the previous owner. A detached Shed (8' x 10'), PLUS!! The lot is approved for an oversize 1 car detached garage! $545/mo. lot rent incl. , W/ S/G & community pool and other amenities. Call today see this home, you won't be disappointed! Call listing agent with any questions. BUYERS: Please make sure you're approved for manufactured home financing. VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Call listing agent with any questions.

3. 2026-05-13
   price $152,000

   Show marketing remark (1441 chars)

   GREAT HOME! GREAT LOCATION! GREAT PRICE! Spacious and well maintained 3-BR, 2-BA 2005 Champion ranch home located in Northside Heights Community. The open floor plan allows you to move freely throughout the home. Eat-in kitchen includes oak cabinets, Formica countertops, pantry and a counter serving island that seats 3 comfortably! Master bedroom suite includes separate vanity area with a walk-in shower and (6' x 7') WIC. 2 sizeable bedrooms, main bathroom are located on the opposite side of the home. The covered front deck, perfect for relaxing and enjoying the mountainous views, was recently upgraded to TREX decking with new railings, solar post lights and a ramp for your walking ease! The home backs up to the woods includes a rear (19' x 12') wood deck with gazebo for added privacy! A New Generac Home Generator, Furnance and Central Air installed in October 2023, by the current owner and the Roof, and wall to wall carpeting were replaced and installed by the previous owner. A detached Shed (8' x 10'), PLUS!! The lot is approved for an oversize 1 car detached garage! $545/mo. lot rent incl. , W/ S/G & community pool and other amenities. Call today see this home, you won't be disappointed! Call listing agent with any questions. BUYERS: Please make sure you're approved for manufactured home financing. VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Call listing agent with any questions.

4. 2026-04-07
   listed $157,000 Active 1441-char remark

   Show marketing remark (1447 chars)

   GREAT HOME! GREAT LOCATION! GREAT PRICE! Spacious and well maintained 3-BR, 2-BA 2005 Champion ranch home located in Northside Heights Community. The open floor plan allows you to move freely throughout the home. Eat-in kitchen includes oak cabinets, Formica countertops, pantry and a counter serving island that seats 3 comfortably! Master bedroom suite includes separate vanity area with a walk-in shower and (6' x 7') WIC. 2 sizeable bedrooms, main bathroom are located on the opposite side of the home. The covered front deck, perfect for relaxing and enjoying the mountainous views, was recently upgraded to TREX decking with new railings, solar post lights and a ramp for your walking ease! The home backs up to the woods includes a rear (19' x 12') wood deck with gazebo for added privacy! A New Generac Home Generator, Furnance and Central Air installed in October 2023, by the current owner and the Roof, and wall to wall carpeting were replaced and installed by the previous owner. A detached Shed (8' x 10'), PLUS!! The lot is approved for an oversize 1 car detached garage! $545/mo. lot rent incl. , W/ S/G & community pool and other amenities. Call today see this home, you won’t be disappointed! Call listing agent with any questions. BUYERS: Please make sure you're approved for manufactured home financing. VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Call listing agent with any questions.

5. 2026-04-07
   listed $157,000 Active 1447-char remark

   Show marketing remark (1447 chars)

   GREAT HOME! GREAT LOCATION! GREAT PRICE! Spacious and well maintained 3-BR, 2-BA 2005 Champion ranch home located in Northside Heights Community. The open floor plan allows you to move freely throughout the home. Eat-in kitchen includes oak cabinets, Formica countertops, pantry and a counter serving island that seats 3 comfortably! Master bedroom suite includes separate vanity area with a walk-in shower and (6' x 7') WIC. 2 sizeable bedrooms, main bathroom are located on the opposite side of the home. The covered front deck, perfect for relaxing and enjoying the mountainous views, was recently upgraded to TREX decking with new railings, solar post lights and a ramp for your walking ease! The home backs up to the woods includes a rear (19' x 12') wood deck with gazebo for added privacy! A New Generac Home Generator, Furnance and Central Air installed in October 2023, by the current owner and the Roof, and wall to wall carpeting were replaced and installed by the previous owner. A detached Shed (8' x 10'), PLUS!! The lot is approved for an oversize 1 car detached garage! $545/mo. lot rent incl. , W/ S/G & community pool and other amenities. Call today see this home, you won’t be disappointed! Call listing agent with any questions. BUYERS: Please make sure you're approved for manufactured home financing. VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Call listing agent with any questions.

6. 2026-04-06
   listed $157,000 Active
7. 2023-09-01
   soldstatus $115,000 Closed
8. 2023-09-01
   soldstatus $115,000 Closed
9. 2023-08-18
   status Pending
10. 2023-08-11
    price $119,500
11. 2023-08-11
    status Active
12. 2023-08-11
    price $119,500
13. 2023-08-04
    historical
14. 2023-07-27
    price $125,500
15. 2023-07-27
    price $125,500
16. 2023-06-27
    listed $135,000 Active
17. 2023-06-13
    listed $135,000 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: $1,550 · $129/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$426/yr (+$35/mo · 27.5%)

ⓘ 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 4/10 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: $19,864
• − Mortgage interest: −$8,514
• − Property taxes: −$1,550
• − Insurance: −$760
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$4,422
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $3,472/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

+12.6% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $152,000 BRIGHT MLS
• 2026-05-13 Price Changed $152,000 PMAR
• 2026-05-13 Price Changed $152,000 GLVRMLS
• 2026-04-07 Listed $157,000 PMAR
• 2026-04-07 Listed $157,000 BRIGHT MLS
• 2026-04-06 Listed $157,000 GLVRMLS
• 2023-09-01 Sold (MLS) $115,000 PMAR
• 2023-09-01 Sold (MLS) $115,000 BRIGHT MLS
• 2023-08-18 Pending — BRIGHT MLS
• 2023-08-11 Price Changed $119,500 BRIGHT MLS
• 2023-08-11 Relisted — PMAR
• 2023-08-11 Price Changed $119,500 PMAR
• 2023-08-04 Delisted — PMAR
• 2023-07-27 Price Changed $125,500 BRIGHT MLS
• 2023-07-27 Price Changed $125,500 PMAR
• 2023-06-27 Listed $135,000 BRIGHT MLS
• 2023-06-13 Listed $135,000 PMAR

Property tax history

+1.4%/yr

Latest (2026): $1,550 · +0.8% YoY. Source: county tax records.