Northern Light Plan · Longswamp, PA 18062

$194,670

3 bd · 2.0 ba · 1,580 sqft · Manufactured · 161 Days on market

Excellent condition

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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 +7.5/15.0
• Schools +5.2/10.0
• Condition / age +5.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Inviting Front Porch Step into style, comfort, and convenience with this stunning new construction 3 bedroom, 2 bathroom home, thoughtfully designed with upgrades and modern functionality. From the high-end touches to the thoughtful layout, every detail has been considered to make this home both beautiful and practical. Features: 3 Bed | 2 Bath Drywall throughout Gormet Kitchen with Oversized Island Stainless Steel Appliances Dual Closets in Primary Suite Ceramic Shower in Primary Bath Inviting Front Porch Utility Area with Additional Storage Space Energy Star Rated Central A/C Paved Two Car Driveway

Key facts

• Inviting front porch
• Gourmet kitchen
• Dual closets

Tags

• INVITING FRONT PORCH
• GOURMET KITCHEN
• OVERSIZED ISLAND
• STAINLESS STEEL APPLIANCES
• DUAL CLOSETS
• CERAMIC SHOWER

🏗️ New construction. The $194,670 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $133,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k. Condition is rated excellent.

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 ($3k rent vs $195k).
• Recommended offer: $171k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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; 157 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 $926 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,309 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.88% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.04%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $133,900
• List price: $194,670
• Delta: 45.38%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Haddon Dr	0.19mi	3/2.0	1,344 (-15%)	2mo	$133,900	$100	65

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.04×
• Total profit: $39,001
• Equity at exit: $19,965

10-year hold

• IRR: 32.0%
• Equity multiple: 3.51×
• Total profit: $93,944
• Equity at exit: $11,577

Cash invested: $37,492 (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: 157
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$702
• Tax est. 1.5%: −$167 /mo · $2,008/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,063

Break-even live

Break-even rent $1,171

Max offer price $133,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,156	-5% $1,110	+0% $1,063	+5% $1,017	+10% $971
Rent	-10% $865	-5% $964	+0% $1,063	+5% $1,163	+10% $1,262
Rate	-1.0pp $1,131	-0.5pp $1,097	base $1,063	+0.5pp $1,029	+1.0pp $993

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $194,670 Active 161 DOM
2. 2026-06-17
   days on market $194,670 Active 160 DOM
3. 2026-06-16
   days on market $194,670 Active 159 DOM
4. 2026-06-15
   days on market $194,670 Active 158 DOM
5. 2026-06-14
   days on market $194,670 Active 156 DOM
6. 2026-06-13
   days on market $194,670 Active 155 DOM
7. 2026-06-10
   days on market $194,670 Active 153 DOM
8. 2026-06-09
   days on market $194,670 Active 152 DOM
9. 2026-06-08
   days on market $194,670 Active 151 DOM
10. 2026-06-07
    days on market $194,670 Active 150 DOM
11. 2026-06-05
    days on market $194,670 Active 147 DOM
12. 2026-06-03
    days on market $194,670 Active 146 DOM
13. 2026-06-02
    days on market $194,670 Active 145 DOM
14. 2026-06-01
    days on market $194,670 Active 144 DOM
15. 2026-05-31
    days on market $194,670 Active 143 DOM
16. 2026-05-31
    days on market $194,670 Active 142 DOM
17. 2026-01-08
    listed $194,670 Active 607-char remark

    Show marketing remark (607 chars)

    Inviting Front Porch Step into style, comfort, and convenience with this stunning new construction 3 bedroom, 2 bathroom home, thoughtfully designed with upgrades and modern functionality. From the high-end touches to the thoughtful layout, every detail has been considered to make this home both beautiful and practical. Features: 3 Bed | 2 Bath Drywall throughout Gormet Kitchen with Oversized Island Stainless Steel Appliances Dual Closets in Primary Suite Ceramic Shower in Primary Bath Inviting Front Porch Utility Area with Additional Storage Space Energy Star Rated Central A/C Paved Two Car Driveway

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,209
• − Mortgage interest: −$7,500
• − Property taxes: −$2,008
• − Insurance: −$670
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$3,895
• Taxable income: $11,301
• Est. tax owed @ 24.0%: −$2,712
• After-tax cash flow: $10,048/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

Excellent 100/100 None rehab

This new construction home is move-in ready with modern finishes and energy-efficient features, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-01-08 Listed $194,670 Zillow