3344 Marworth Ct · Lower Macungie, PA 18062

$92,500

2 bd · 1.5 ba · 960 sqft · Land public records · 27 Days on market

Built 2008 $96/sqft · at area comps Est $93k · at est. $740/mo HOA · 36% of rent

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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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.8/15.0
• 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

Welcome to 3344 Marworth Court, nestled in the highly desirable Indian Creek Village community in Macungie. This beautifully maintained ranch-style home offers the ease of one-floor living with a layout designed for both comfort and connection. Step inside to an inviting open-concept living space where natural light flows effortlessly from room to room. The spacious living area transitions seamlessly into the kitchen and dining space, creating the perfect setting for everyday living or hosting friends and family. This home features 2 bedrooms and 1.5 baths, offering just the right amount of space whether you’re downsizing, starting out, or looking for low-maintenance living. Pride of ownership is evident throughout—this is a home that has truly been cared for and loved. Enjoy your morning coffee on the covered front deck, or unwind in the peaceful outdoor setting with a private utility shed providing extra storage. Just steps from your back porch, you’ll find a community walking trail—perfect for getting outside and enjoying the neighborhood. With convenient 2-car driveway parking and a location close to all the shopping, dining, and everyday conveniences of Lower Macungie, this home blends comfort, convenience, and community.

Key facts

• Parking
• Built 2008
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $92k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $91k (1.5% 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.
• 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; 157 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $640 of loan paydown is wiped out by about $3k 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

• It's been on market 27 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $62k; list at $92k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $91,112 (1.5% below list)

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: 2.19% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 3.8

CMA / ARV

• ARV (median comp): $93,104
• List price: $92,500
• Delta: -0.65%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.89×
• Total profit: $-2,953
• Equity at exit: $13,792

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-541
• Equity at exit: $7,998

Cash invested: $25,900 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,029 high
• Mortgage (P&I): −$485
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$39
• HOA: −$740
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $271

Break-even live

Break-even rent $1,685

Max offer price $92,500

Occupancy floor 82%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 Lindfield Cir Macungie, PA	2.0	2.0	940	$2,150	$2.29	43d	1	0.78mi
21 W Main St Unit 2 Macungie, PA	3.0	2.0	1100	$1,950	$1.77	43d	1	0.85mi
21 W Main St Unit 2 Macungie, PA	3.0	2.0	1100	$1,950	$1.77	23d	1	0.85mi
31 W Main St Macungie, PA	2.0	1.0	925	$1,500	$1.62	23d	1	0.85mi
3535 Grandview Dr Macungie, PA	1.0–2.0	1.0–2.0	1015	$2,460	$2.42	1d	26	1.21mi
268 W Chestnut St Macungie, PA	1.0–2.0	1.0–1.5	944	$1,939	$2.05	2d	5	1.23mi

HOA detail

• Monthly dues: $740 · $8,880/yr

Listing history 14 events

1. 2026-06-18
   days on market $92,500 Active 27 DOM
2. 2026-06-17
   days on market $92,500 Active 26 DOM
3. 2026-06-16
   days on market $92,500 Active 25 DOM
4. 2026-06-15
   days on market $92,500 Active 24 DOM
5. 2026-06-14
   days on market $92,500 Active 22 DOM
6. 2026-06-13
   status $92,500 Active 21 DOM
7. 2026-05-15
   status Pending 1270-char remark

   Show marketing remark (1270 chars)

   Welcome to 3344 Marworth Court, nestled in the highly desirable Indian Creek Village community in Macungie. This beautifully maintained ranch-style home offers the ease of one-floor living with a layout designed for both comfort and connection. Step inside to an inviting open-concept living space where natural light flows effortlessly from room to room. The spacious living area transitions seamlessly into the kitchen and dining space, creating the perfect setting for everyday living or hosting friends and family. This home features 2 bedrooms and 1.5 baths, offering just the right amount of space whether you’re downsizing, starting out, or looking for low-maintenance living. Pride of ownership is evident throughout—this is a home that has truly been cared for and loved. Enjoy your morning coffee on the covered front deck, or unwind in the peaceful outdoor setting with a private utility shed providing extra storage. Just steps from your back porch, you’ll find a community walking trail—perfect for getting outside and enjoying the neighborhood. With convenient 2-car driveway parking and a location close to all the shopping, dining, and everyday conveniences of Lower Macungie, this home blends comfort, convenience, and community.

8. 2026-04-25
   listed $92,500 Active 1270-char remark

   Show marketing remark (1270 chars)

   Welcome to 3344 Marworth Court, nestled in the highly desirable Indian Creek Village community in Macungie. This beautifully maintained ranch-style home offers the ease of one-floor living with a layout designed for both comfort and connection. Step inside to an inviting open-concept living space where natural light flows effortlessly from room to room. The spacious living area transitions seamlessly into the kitchen and dining space, creating the perfect setting for everyday living or hosting friends and family. This home features 2 bedrooms and 1.5 baths, offering just the right amount of space whether you’re downsizing, starting out, or looking for low-maintenance living. Pride of ownership is evident throughout—this is a home that has truly been cared for and loved. Enjoy your morning coffee on the covered front deck, or unwind in the peaceful outdoor setting with a private utility shed providing extra storage. Just steps from your back porch, you’ll find a community walking trail—perfect for getting outside and enjoying the neighborhood. With convenient 2-car driveway parking and a location close to all the shopping, dining, and everyday conveniences of Lower Macungie, this home blends comfort, convenience, and community.

9. 2020-12-11
   soldstatus $61,500 Sold 978-char remark

   Show marketing remark (978 chars)

   Welcome to 3344 Marworth Court in East Penn School district. Lovely 2008 Commodore manufactured home. Located in desirable Indian Creek Village this roomy 960 sq. ft 2 bedroom, 1.5 bath home has been meticulously maintained. Featured with open concept living that everyone is looking for. Presented in pleasing tones your large living room opens to your generous modern eat-in kitchen with plenty of cabinets, counter space and dining area. A spacious front bedroom includes half bath. A sizable master bedroom, full bath and laundry area complete your indoor tour. Take a moment or two to relax on your covered deck and embrace the views in this quiet community. Home has a newer roof, kitchen floor and carpet. 2 car parking pad, central air and budget friendly gas heat to complete the package. The $562.00/month lot rent includes water, sewer, trash, recycling, community road maintenance and snow removal. LOW taxes totaling $715 a year. Schedule your private tour today.

10. 2020-11-25
    status Pending 978-char remark

    Show marketing remark (978 chars)

    Welcome to 3344 Marworth Court in East Penn School district. Lovely 2008 Commodore manufactured home. Located in desirable Indian Creek Village this roomy 960 sq. ft 2 bedroom, 1.5 bath home has been meticulously maintained. Featured with open concept living that everyone is looking for. Presented in pleasing tones your large living room opens to your generous modern eat-in kitchen with plenty of cabinets, counter space and dining area. A spacious front bedroom includes half bath. A sizable master bedroom, full bath and laundry area complete your indoor tour. Take a moment or two to relax on your covered deck and embrace the views in this quiet community. Home has a newer roof, kitchen floor and carpet. 2 car parking pad, central air and budget friendly gas heat to complete the package. The $562.00/month lot rent includes water, sewer, trash, recycling, community road maintenance and snow removal. LOW taxes totaling $715 a year. Schedule your private tour today.

11. 2020-11-17
    listed $61,500 Active 978-char remark

    Show marketing remark (978 chars)

    Welcome to 3344 Marworth Court in East Penn School district. Lovely 2008 Commodore manufactured home. Located in desirable Indian Creek Village this roomy 960 sq. ft 2 bedroom, 1.5 bath home has been meticulously maintained. Featured with open concept living that everyone is looking for. Presented in pleasing tones your large living room opens to your generous modern eat-in kitchen with plenty of cabinets, counter space and dining area. A spacious front bedroom includes half bath. A sizable master bedroom, full bath and laundry area complete your indoor tour. Take a moment or two to relax on your covered deck and embrace the views in this quiet community. Home has a newer roof, kitchen floor and carpet. 2 car parking pad, central air and budget friendly gas heat to complete the package. The $562.00/month lot rent includes water, sewer, trash, recycling, community road maintenance and snow removal. LOW taxes totaling $715 a year. Schedule your private tour today.

12. 2015-08-13
    soldstatus $33,000 Sold
13. 2015-07-26
    status Pending
14. 2015-07-08
    listed $34,900 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: $815 · $68/mo
• Projected year-2 tax: $1,138 · $95/mo
• Expected delta: +$323/yr (+$27/mo · 39.7%)

ⓘ 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: $24,346
• − Mortgage interest: −$5,181
• − Property taxes: −$815
• − Insurance: −$462
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − HOA: −$8,880
• − Depreciation: −$2,691
• Taxable income: $2,421
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $2,674/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

+165.0% since first listed

8 events — show timeline

• 2026-05-15 Pending — GLVRMLS
• 2026-04-25 Listed $92,500 GLVRMLS
• 2020-12-11 Sold (MLS) $61,500 GLVRMLS
• 2020-11-25 Pending — GLVRMLS
• 2020-11-17 Listed $61,500 GLVRMLS
• 2015-08-13 Sold (MLS) $33,000 GLVRMLS
• 2015-07-26 Pending — GLVRMLS
• 2015-07-08 Listed $34,900 GLVRMLS

Property tax history

+2.2%/yr

Latest (2026): $815 · +3.3% YoY. Source: county tax records.