241 Boxwood Ct · Bath, PA 18014

$49,900

2 bd · 1.0 ba · 938 sqft · Manufactured · 52 Days on market

Built 1988 $53/sqft · 28% above area Est $39k · 28% over $998/mo HOA · 57% 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 +20.0/30.0
• 1% rule +10.0/10.0
• DSCR +6.3/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• 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

This cute two bedroom home is awaiting a new owner. Nestled off of a quiet street in the beautiful community of Greenbriar Village. This home has been well cared for by the owner. It features a deck and covered carport to keep you and your vehicle dry. Also has driveway parking. Step into this home you will be greeted by a large living room and spacious kitchen. Moving down the hall is a full bath with a convenient walk in shower and seperate laundry area. Efficient propane heat keeps you comfortable. Buyers must be pre approved through the community management. Make your appointment to see this wonderful home today.

Key facts

• Parking
• Built 1988
• Listed 52 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $61 ($734/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.1% in Bath — 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 67/100 on livability (#959 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 62 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $50k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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: 3.51% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 2.4

CMA / ARV

• ARV (median comp): $38,950
• List price: $49,900
• Delta: 28.11%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Greenbriar Dr	0.11mi	2/2.0	980 (+4%)	2mo	$23,000	$23	82
223 S Greenbriar Dr	0.14mi	2/1.0	1,000 (+7%)	6mo	$54,900	$55	78
207 Goldenrod	0.16mi	2/2.0	800 (-15%)	12mo	$20,000	$25	54
117 Elder Ct	0.26mi	3/2.0 (+1)	1,008 (+8%)	21mo	$58,000	$58	49
23 Woodsbluff Ct N	0.19mi	2/2.0	816 (-13%)	22mo	$65,000	$80	47

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: -6.8%
• Equity multiple: 0.74×
• Total profit: $-3,564
• Equity at exit: $7,440

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $4,460
• Equity at exit: $4,314

Cash invested: $13,972 (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 18014

• Active inventory: 62
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$262
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$21
• HOA: −$998
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $61

Break-even live

Break-even rent $1,674

Max offer price $49,900

Occupancy floor 92%

Sensitivity live

Price	-10% $89	-5% $75	+0% $61	+5% $47	+10% $33
Rent	-10% $-77	-5% $-8	+0% $61	+5% $130	+10% $200
Rate	-1.0pp $86	-0.5pp $74	base $61	+0.5pp $48	+1.0pp $35

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Penn St #8 Bath, PA	2.0	1.0	1000	$1,750	$1.75	3d	1	0.64mi
112 S Chestnut St Bath, PA	2.0	1.0	800	$1,750	$2.19	44d	1	0.82mi
150 N Walnut St Apt A Bath, PA	2.0	1.0	1000	$1,295	$1.29	44d	1	0.92mi
252 N Walnut St #208 Bath, PA	2.0	1.5	1100	$1,850	$1.68	3d	1	1.09mi
282 N Walnut St Bath, PA	1.0–2.0	1.0–2.0	1025	$2,250	$2.20	3d	8	1.16mi

HOA detail

• Monthly dues: $998 · $11,976/yr

Listing history 17 events

1. 2026-06-14
   status $49,900 Pending 52 DOM
2. 2026-06-10
   days on market $49,900 Active 52 DOM
3. 2026-06-09
   days on market $49,900 Active 51 DOM
4. 2026-06-08
   days on market $49,900 Active 50 DOM
5. 2026-06-07
   days on market $49,900 Active 49 DOM
6. 2026-06-05
   days on market $49,900 Active 46 DOM
7. 2026-06-03
   days on market $49,900 Active 45 DOM
8. 2026-06-02
   days on market $49,900 Active 44 DOM
9. 2026-06-01
   days on market $49,900 Active 43 DOM
10. 2026-05-31
    days on market $49,900 Active 42 DOM
11. 2026-05-31
    days on market $49,900 Active 41 DOM
12. 2026-05-19
    price $49,900 624-char remark

    Show marketing remark (624 chars)

    This cute two bedroom home is awaiting a new owner. Nestled off of a quiet street in the beautiful community of Greenbriar Village. This home has been well cared for by the owner. It features a deck and covered carport to keep you and your vehicle dry. Also has driveway parking. Step into this home you will be greeted by a large living room and spacious kitchen. Moving down the hall is a full bath with a convenient walk in shower and seperate laundry area. Efficient propane heat keeps you comfortable. Buyers must be pre approved through the community management. Make your appointment to see this wonderful home today.

13. 2026-05-06
    price $59,900 624-char remark

    Show marketing remark (624 chars)

    This cute two bedroom home is awaiting a new owner. Nestled off of a quiet street in the beautiful community of Greenbriar Village. This home has been well cared for by the owner. It features a deck and covered carport to keep you and your vehicle dry. Also has driveway parking. Step into this home you will be greeted by a large living room and spacious kitchen. Moving down the hall is a full bath with a convenient walk in shower and seperate laundry area. Efficient propane heat keeps you comfortable. Buyers must be pre approved through the community management. Make your appointment to see this wonderful home today.

14. 2026-04-20
    listed $69,900 Active 624-char remark

    Show marketing remark (624 chars)

    This cute two bedroom home is awaiting a new owner. Nestled off of a quiet street in the beautiful community of Greenbriar Village. This home has been well cared for by the owner. It features a deck and covered carport to keep you and your vehicle dry. Also has driveway parking. Step into this home you will be greeted by a large living room and spacious kitchen. Moving down the hall is a full bath with a convenient walk in shower and seperate laundry area. Efficient propane heat keeps you comfortable. Buyers must be pre approved through the community management. Make your appointment to see this wonderful home today.

15. 2006-02-08
    soldstatus $32,000 382-char remark

    Show marketing remark (382 chars)

    Very clean and well kept home on a quiet street in Greenbriar Park. Nice sized Master Bedroom, large kitchen opens to the Living Room. Double sink in the bathroom and a garden tub! 2 Decks accent the property, the larger being in the rear of the home. This home is very bright and cheery, with plenty of natural light coming in the windows. 2 Parking spaces and a shed for storage.

16. 2005-11-04
    listed $37,450 382-char remark

    Show marketing remark (382 chars)

    Very clean and well kept home on a quiet street in Greenbriar Park. Nice sized Master Bedroom, large kitchen opens to the Living Room. Double sink in the bathroom and a garden tub! 2 Decks accent the property, the larger being in the rear of the home. This home is very bright and cheery, with plenty of natural light coming in the windows. 2 Parking spaces and a shed for storage.

17. 1996-01-01
    soldstatus $31,000

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: +$140/yr (+$12/mo · 27.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,022
• − Mortgage interest: −$2,795
• − Property taxes: −$508
• − Insurance: −$250
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − HOA: −$11,976
• − Depreciation: −$1,452
• Taxable income: $678
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $571/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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Bath

• Score: 67/100
• State rank: #959
• US rank: #10512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,474

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Danish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.54%
• Current HPI: 212.4688
• 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

+61.0% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $49,900 GLVRMLS
• 2026-05-06 Price Changed $59,900 GLVRMLS
• 2026-04-20 Listed $69,900 GLVRMLS
• 2006-02-08 Sold (MLS) $32,000 GLVRMLS
• 2005-11-04 Listed $37,450 GLVRMLS
• 1996-01-01 Sold (Public Records) $31,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $508 · +3.1% YoY. Source: county tax records.