110 Greenbriar Dr N · Bath, PA 18014

$114,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 107 Days on market

Built 1990 $92/sqft · 56% below area ↓ 9% since listing

---

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 +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 1990 Commodore double-wide offering 3 bedrooms, 2 full bathrooms, and a spacious 24x52 open floor plan designed for comfortable everyday living. From the moment you step inside, you’ll notice the extensive upgrades throughout. The home features brand-new vinyl flooring in the main living areas and new carpet in all bedrooms, creating a fresh and modern feel. Every room has been thoughtfully improved, including updated real wood interior doors and frames, upgraded electrical outlets, and updated windows for efficiency and style. The fully remodeled kitchen is a true standout with: - New soft-close cabinets - Gorgeous butcher block countertops - Brand-new appliances including range, refrigerator, and dishwasher All bathrooms have been completely remodeled with tasteful finishes, offering a clean and contemporary look. Major mechanical updates provide peace of mind: - New furnace and central air - New water heater - Washer and dryer included Enjoy affordable living with lot rent of $998/month, which includes water, sewer, and trash. Plus, benefit from low yearly taxes. This move-in-ready home combines modern upgrades, practical improvements, and an inviting layout — all at an affordable price point. Schedule your showing today!

Key facts

• New carpet
• Updated windows
• Remodeled kitchen

Tags

• UPDATED VINYL FLOORING
• NEW CARPET
• REAL WOOD INTERIOR DOORS
• UPGRADED ELECTRICAL OUTLETS
• UPDATED WINDOWS
• REMODELED KITCHEN

🏷️ Possibly a rental listed for sale. The $114,900 price doesn't fit this home's estimated sale value (~$263,666) 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/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.59% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.81%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $263,666
• List price: $114,900
• Delta: -56.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Greenbriar Dr	0.12mi	3/2.0	1,253 (+0%)	19mo	$58,000	$46	78
124 Greenbriar Dr N	0.07mi	2/1.0 (-1)	1,288 (+3%)	14mo	$65,400	$51	71
172 Bentwood Cir	0.13mi	2/2.0 (-1)	1,344 (+8%)	9mo	$70,000	$52	68
190 Greenbriar Dr S	0.09mi	2/2.0 (-1)	1,116 (-11%)	7mo	$75,000	$67	67
58 Acorn Ct N	0.25mi	2/2.0 (-1)	1,344 (+8%)	14mo	$65,000	$48	59

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: 17.0%
• Equity multiple: 1.69×
• Total profit: $22,064
• Equity at exit: $17,132

10-year hold

• IRR: 25.5%
• Equity multiple: 3.23×
• Total profit: $71,689
• Equity at exit: $9,934

Cash invested: $32,172 (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 18014

• Active inventory: 62
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$603
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $638

Break-even live

Break-even rent $1,015

Max offer price $114,900

Occupancy floor 60%

Sensitivity live

Price	-10% $703	-5% $671	+0% $638	+5% $606	+10% $573
Rent	-10% $494	-5% $566	+0% $638	+5% $710	+10% $782
Rate	-1.0pp $696	-0.5pp $667	base $638	+0.5pp $608	+1.0pp $578

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.51mi
112 S Chestnut St Bath, PA	2.0	1.0	800	$1,750	$2.19	44d	1	0.66mi
150 N Walnut St Apt A Bath, PA	2.0	1.0	1000	$1,295	$1.29	44d	1	0.77mi
252 N Walnut St #208 Bath, PA	2.0	1.5	1100	$1,850	$1.68	3d	1	0.95mi
282 N Walnut St Bath, PA	1.0–2.0	1.0–2.0	1025	$2,250	$2.20	3d	8	1.02mi
284 N Walnut St Unit 284-107 Bath, PA	2.0	2.0	1175	$2,250	$1.91	15d	1	1.10mi

Listing history 18 events

1. 2026-06-21
   days on market $114,900 Active 107 DOM
2. 2026-06-18
   days on market $114,900 Active 104 DOM
3. 2026-06-17
   days on market $114,900 Active 103 DOM
4. 2026-06-16
   days on market $114,900 Active 102 DOM
5. 2026-06-15
   days on market $114,900 Active 101 DOM
6. 2026-06-14
   days on market $114,900 Active 99 DOM
7. 2026-06-10
   days on market $114,900 Active 96 DOM
8. 2026-06-09
   days on market $114,900 Active 95 DOM
9. 2026-06-08
   days on market $114,900 Active 94 DOM
10. 2026-06-07
    days on market $114,900 Active 93 DOM
11. 2026-06-05
    days on market $114,900 Active 90 DOM
12. 2026-06-03
    days on market $114,900 Active 89 DOM
13. 2026-06-02
    days on market $114,900 Active 88 DOM
14. 2026-06-01
    days on market $114,900 Active 87 DOM
15. 2026-05-31
    days on market $114,900 Active 86 DOM
16. 2026-05-31
    days on market $114,900 Active 85 DOM
17. 2026-04-03
    price $114,900 1297-char remark

    Show marketing remark (1297 chars)

    Welcome home to this beautifully updated 1990 Commodore double-wide offering 3 bedrooms, 2 full bathrooms, and a spacious 24x52 open floor plan designed for comfortable everyday living. From the moment you step inside, you’ll notice the extensive upgrades throughout. The home features brand-new vinyl flooring in the main living areas and new carpet in all bedrooms, creating a fresh and modern feel. Every room has been thoughtfully improved, including updated real wood interior doors and frames, upgraded electrical outlets, and updated windows for efficiency and style. The fully remodeled kitchen is a true standout with: - New soft-close cabinets - Gorgeous butcher block countertops - Brand-new appliances including range, refrigerator, and dishwasher All bathrooms have been completely remodeled with tasteful finishes, offering a clean and contemporary look. Major mechanical updates provide peace of mind: - New furnace and central air - New water heater - Washer and dryer included Enjoy affordable living with lot rent of $998/month, which includes water, sewer, and trash. Plus, benefit from low yearly taxes. This move-in-ready home combines modern upgrades, practical improvements, and an inviting layout — all at an affordable price point. Schedule your showing today!

18. 2026-03-06
    listed $125,900 Active 1297-char remark

    Show marketing remark (1297 chars)

    Welcome home to this beautifully updated 1990 Commodore double-wide offering 3 bedrooms, 2 full bathrooms, and a spacious 24x52 open floor plan designed for comfortable everyday living. From the moment you step inside, you’ll notice the extensive upgrades throughout. The home features brand-new vinyl flooring in the main living areas and new carpet in all bedrooms, creating a fresh and modern feel. Every room has been thoughtfully improved, including updated real wood interior doors and frames, upgraded electrical outlets, and updated windows for efficiency and style. The fully remodeled kitchen is a true standout with: - New soft-close cabinets - Gorgeous butcher block countertops - Brand-new appliances including range, refrigerator, and dishwasher All bathrooms have been completely remodeled with tasteful finishes, offering a clean and contemporary look. Major mechanical updates provide peace of mind: - New furnace and central air - New water heater - Washer and dryer included Enjoy affordable living with lot rent of $998/month, which includes water, sewer, and trash. Plus, benefit from low yearly taxes. This move-in-ready home combines modern upgrades, practical improvements, and an inviting layout — all at an affordable price point. Schedule your showing today!

ⓘ 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: $1,820 · $152/mo
• Projected year-2 tax: $1,820 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $21,878
• − Mortgage interest: −$6,436
• − Property taxes: −$1,820
• − Insurance: −$574
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$3,343
• Taxable income: $6,205
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $6,170/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

-8.7% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $114,900 BRIGHT MLS
• 2026-03-06 Listed $125,900 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2026): $1,820 · +3.1% YoY. Source: county tax records.