5256 Brunswick Ln · Lower Macungie, PA 18062

$170,000

3 bd · 2.0 ba · 1,680 sqft · Land public records · 8 Days on market

Built 2004 $740/mo HOA · 30% of rent

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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 +16.2/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Customized, well maintained, mobile home in Indian Creek Village available. Built in 2003, the owner had plaster walls installed, upgraded the kitchen to include a center island and tile counter-tops, and the master bath to include a soaking tub. There is a covered trek deck, a handicapped accessible ramp and additional storage shed. If you are looking for one floor living, look no further!

Key facts

• Garage
• Built 2004
• Listed 7 days

Property features AI

Finance

• HOA & community: Monthly association fee of $740

Exterior

• Parking: 1-car garage; Off-street parking; On-street parking
• Utilities: Well water; Septic tank
• Home design: Single-story; Mobile home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof; Year built: Unknown
• Exterior features: Porch; Handicap accessible; Backs to common grounds; Paved road

Interior

• Kitchen: Dishwasher; Gas oven; Microwave
• Flooring: Carpet; Laminate; Resilient flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas, heat pump); Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Skylights; Dining area; Eat-in kitchen; Mud room; Utility room
• Laundry & utility: Washer hookup (main level); Dryer hookup (main level); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• East Penn SD (suburban): math 43% / reading 65% proficiency, ranked #103 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 162 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 765 units permitted in Lehigh County in 2024 (286 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.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $127k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.45% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.13% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.41×
• Total profit: $-28,186
• Equity at exit: $25,348

10-year hold

• IRR: -21.4%
• Equity multiple: 0.12×
• Total profit: $-41,975
• Equity at exit: $14,698

Cash invested: $47,600 (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: 162
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,460 high
• Mortgage (P&I): −$891
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$71
• HOA: −$740
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $91

Break-even live

Break-even rent $2,345

Max offer price $170,000

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $139	+0% $91	+5% $43	+10% $-5
Rent	-10% $-103	-5% $-6	+0% $91	+5% $188	+10% $286
Rate	-1.0pp $177	-0.5pp $135	base $91	+0.5pp $47	+1.0pp $2

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4939 Indian Creek Rd Macungie, PA	3.0	1.0	1664	$2,500	$1.50	45d	1	0.55mi
168 Lindfield Cir Macungie, PA	2.0	2.0	1275	$1,980	$1.55	24d	1	0.88mi
302 Windsor Pl #302 Macungie, PA	2.0	2.0	1260	$1,925	$1.53	45d	1	0.89mi
21 W Main St Unit 2 Macungie, PA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.93mi
21 W Main St Unit 2 Macungie, PA	3.0	2.0	1100	$1,950	$1.77	45d	1	0.93mi
3740 Samantha Ln Upper Milford Township, PA	3.0	3.5	2030	$2,800	$1.38	45d	1	0.96mi
3370 Pennsylvania 100 Macungie, PA	2.0	2.0	1350	$2,810	$2.08	3d	1	1.20mi
3535 Grandview Dr Macungie, PA	1.0–2.0	1.0–2.0	1015	$2,465	$2.43	0d	23	1.31mi
2847 Sequoia Dr Macungie, PA	3.0	2.5	1440	$2,450	$1.70	24d	1	1.35mi

HOA detail

• Monthly dues: $740 · $8,880/yr

Listing history 7 events

1. 2026-06-21
   days on market $170,000 Active 8 DOM
2. 2026-06-18
   days on market $170,000 Active 5 DOM
3. 2026-06-17
   days on market $170,000 Active 4 DOM
4. 2026-06-16
   days on market $170,000 Active 3 DOM
5. 2026-06-15
   days on market $170,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $170,000 Active 1 DOM

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $2,244 · $187/mo
• Expected delta: +$442/yr (+$37/mo · 24.6%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,525
• − Mortgage interest: −$9,523
• − Property taxes: −$1,801
• − Insurance: −$850
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − HOA: −$8,880
• − Depreciation: −$4,945
• Taxable loss: −$1,198
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,383/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: East Penn SD
• NCES district ID: 4208550
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $70,679
• Composite: 47.99/100
• National rank: #2200
• State rank: #103 of 539 in PA

Livability — Lower Macungie

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 (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: 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 · 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: ▼ -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

+36.0% since first listed

4 events — show timeline

• 2026-06-13 Price Changed $170,000 GLVRMLS
• 2026-06-13 Listed $175,000 GLVRMLS
• 2022-07-15 Sold (MLS) $127,000 GLVRMLS
• 2022-05-30 Listed $125,000 GLVRMLS

Property tax history

+2.2%/yr

Latest (2026): $1,801 · +3.3% YoY. Source: county tax records.