8853 Max Way · Breinigsville, PA 18031

$65,000

3 bd · 2.0 ba · 1,708 sqft · Manufactured · 13 Days on market

Built 1989 4,000 sqft lot $38/sqft · 13% below area Est $75k · 13% under $1134/mo HOA · 45% of rent

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Why this score? — see what drove the A- 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
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nicely maintained home in Parkland Schools, Skyline model, 28 x 64. Spacious home offering over 1700 sq feet of first floor living, Custom Oak Kitchen with Ample counter and cabinet storage, large drawers, great for the chef or baker in the family, Built in microwave and Dishwasher. Home offers 3 beds and 2 full baths both with updated vanities, The Master suite has a walk in closet and double vanity plus a garden soaking tub. Family Room and a Living room plenty of space for the kids or extended family. Updated windows in 2001, Two wood decks, one covered deck, FANTASTIC yard, NO one behind you. Large Workshop plus storage shed. Three car off street parking pad. Monthly fee includes the beautiful in-ground swimming pool, tennis courts, clubhouse, playground, water, sewer & garbage. Community is within proximity to shopping, employment, medical facilities, Rodale cycling park and major Thruways. Make your appt today!

Key facts

• Laminate flooring
• Two large sheds
• Central heat and ac

Tags

• CENTRAL HEAT AND AC
• LAMINATE FLOORING
• CUSTOM KITCHEN CABINETRY
• LARGE WALK-IN CLOSET
• COVERED REAR DECK
• TWO LARGE SHEDS

Property features AI

Finance

• HOA & community: Association fee $1,134 monthly

Exterior

• Parking: Driveway
• Utilities: 200+ amp electric with circuit breakers; Community/coop water; Community/coop sewer
• Home design: Single-story; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt and fiberglass roof
• Exterior features: Mobile home on property

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced air heating
• Interior features: Dining area; Separate/formal dining room
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Cap rate 14.1% vs local median 2.9% in Breinigsville — 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 63/100 on livability (#1,251 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Parkland SD (suburban): math 59% / reading 70% proficiency, ranked #40 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 123 active listings in the ZIP; 19 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 (-0.7%/yr); year-one equity from $449 of loan paydown is wiped out by about $467 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.
• At projected returns (-0.7% appreciation + 1.9% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $32k; list at $65k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 45% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.91% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.88%
• DSCR: 2.24
• GRM: 2.1

CMA / ARV

• ARV (median comp): $75,000
• List price: $65,000
• Delta: -13.33%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8917 Cedar Rd #120	0.13mi	3/2.0	1,680 (-2%)	8mo	$82,000	$49	85
1006 Redwood Dr	0.07mi	3/2.0	1,568 (-8%)	11mo	$45,000	$29	74
8736 Evergreen Cir	0.21mi	3/2.0	1,568 (-8%)	11mo	$80,000	$51	68
1102 Deer Xing	0.32mi	3/2.0	1,512 (-12%)	10mo	$85,000	$56	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.72% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.92×
• Total profit: $16,677
• Equity at exit: $16,574

10-year hold

• IRR: 23.9%
• Equity multiple: 3.31×
• Total profit: $42,099
• Equity at exit: $18,169

Cash invested: $18,200 (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 18031

• Home prices YoY: -0.3%
• Rents YoY: 1.9%
• Active inventory: 123
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,539 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,134
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $356

Break-even live

Break-even rent $2,088

Max offer price $65,000

Occupancy floor 81%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
937 King Way Breinigsville, PA	3.0	2.5	2070	$2,650	$1.28	44d	1	0.59mi
1140 Tudor Dr Breinigsville, PA	3.0	2.5	1670	$2,500	$1.50	23d	1	0.69mi
1145 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	3d	1	0.82mi
1208 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,450	$1.63	44d	1	0.84mi
1175 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	44d	1	0.86mi
1177 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	44d	1	0.87mi
8938 Breinigsville Rd Breinigsville, PA	3.0	1.5	1547	$2,250	$1.45	3d	1	0.88mi
1273 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,550	$1.70	44d	1	0.91mi
8348 Fair Way Breinigsville, PA	3.0	2.5	1520	$2,750	$1.81	23d	1	0.94mi
8328 Fair Way Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	23d	1	0.94mi
1055 Cetronia Rd Breinigsville, PA	1.0–2.0	1.0–2.0	1094	$2,355	$2.15	3d	8	1.06mi
8704 Mayfair Ct Breinigsville, PA	3.0	2.5	2011	$2,700	$1.34	3d	1	1.09mi
9751 Newtown Rd Unit B Breinigsville, PA	2.0	1.0	1288	$2,300	$1.79	3d	1	1.10mi
8536 Mayfair Ct Breinigsville, PA	3.0	2.5	2017	$2,795	$1.39	3d	1	1.12mi
8395 Saylor Ct Breinigsville, PA	3.0	1.5	1056	$2,100	$1.99	14d	1	1.20mi
1447 Artisan Ct Breinigsville, PA	2.0	1.5	1056	$2,150	$2.04	14d	1	1.22mi
1132 Sparrow Way Breinigsville, PA	3.0	2.5	1622	$2,500	$1.54	44d	1	1.26mi
1073 Sparrow Way Breinigsville, PA	3.0	2.5	2050	$2,525	$1.23	3d	1	1.34mi
1585 Pinewind Dr Alburtis, PA	3.0	2.5	1618	$2,490	$1.54	44d	1	1.48mi

HOA detail

• Monthly dues: $1,134 · $13,608/yr
• Likely covers: watersewertrashpool

Listing history 9 events

1. 2026-05-14
   status Pending 730-char remark
2. 2026-05-01
   listed $65,000 Active 730-char remark
3. 2026-05-01
   historical
4. 2026-02-27
   listed $65,000 Active
5. 2016-05-23
   soldstatus $32,000 Sold

   Show marketing remark (936 chars)

   Nicely maintained home in Parkland Schools, Skyline model, 28 x 64. Spacious home offering over 1700 sq feet of first floor living, Custom Oak Kitchen with Ample counter and cabinet storage, large drawers, great for the chef or baker in the family, Built in microwave and Dishwasher. Home offers 3 beds and 2 full baths both with updated vanities, The Master suite has a walk in closet and double vanity plus a garden soaking tub. Family Room and a Living room plenty of space for the kids or extended family. Updated windows in 2001, Two wood decks, one covered deck, FANTASTIC yard, NO one behind you. Large Workshop plus storage shed. Three car off street parking pad. Monthly fee includes the beautiful in-ground swimming pool, tennis courts, clubhouse, playground, water, sewer & garbage. Community is within proximity to shopping, employment, medical facilities, Rodale cycling park and major Thruways. Make your appt today!

6. 2016-04-07
   status Pending

   Show marketing remark (936 chars)

   Nicely maintained home in Parkland Schools, Skyline model, 28 x 64. Spacious home offering over 1700 sq feet of first floor living, Custom Oak Kitchen with Ample counter and cabinet storage, large drawers, great for the chef or baker in the family, Built in microwave and Dishwasher. Home offers 3 beds and 2 full baths both with updated vanities, The Master suite has a walk in closet and double vanity plus a garden soaking tub. Family Room and a Living room plenty of space for the kids or extended family. Updated windows in 2001, Two wood decks, one covered deck, FANTASTIC yard, NO one behind you. Large Workshop plus storage shed. Three car off street parking pad. Monthly fee includes the beautiful in-ground swimming pool, tennis courts, clubhouse, playground, water, sewer & garbage. Community is within proximity to shopping, employment, medical facilities, Rodale cycling park and major Thruways. Make your appt today!

7. 2016-01-13
   listed $37,900 Active

   Show marketing remark (936 chars)

   Nicely maintained home in Parkland Schools, Skyline model, 28 x 64. Spacious home offering over 1700 sq feet of first floor living, Custom Oak Kitchen with Ample counter and cabinet storage, large drawers, great for the chef or baker in the family, Built in microwave and Dishwasher. Home offers 3 beds and 2 full baths both with updated vanities, The Master suite has a walk in closet and double vanity plus a garden soaking tub. Family Room and a Living room plenty of space for the kids or extended family. Updated windows in 2001, Two wood decks, one covered deck, FANTASTIC yard, NO one behind you. Large Workshop plus storage shed. Three car off street parking pad. Monthly fee includes the beautiful in-ground swimming pool, tennis courts, clubhouse, playground, water, sewer & garbage. Community is within proximity to shopping, employment, medical facilities, Rodale cycling park and major Thruways. Make your appt today!

8. 2015-12-31
   historical
9. 2015-09-26
   listed $37,900 Active

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,471
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,122
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − HOA: −$13,608
• − Depreciation: −$1,891
• Taxable income: $4,358
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $3,230/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: Parkland SD
• NCES district ID: 4218510
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $77,976
• Composite: 57.44/100
• National rank: #1074
• State rank: #40 of 539 in PA

Livability — Breinigsville

• Score: 63/100
• State rank: #1251
• US rank: #15041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breinigsville, PA
• County: Lehigh County · 333,019 people
• City population: 11,570
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 11,570
• Household income: $113,625
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 52.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 17% Asian 12% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Dominican 3%
• Common ancestry: Polish 4% Lithuanian 3% Scandinavian 3%
• Foreign-born: 19% · Canada, United Kingdom, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 8% Other Asian/Pacific 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: ▼ -0.72%
• Current HPI: 267.8218
• Rent YoY: ▲ 1.92%
• 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

+71.5% since first listed

9 events — show timeline

• 2026-05-14 Pending — GLVRMLS
• 2026-05-01 Listing Removed — GLVRMLS
• 2026-05-01 Listed $65,000 GLVRMLS
• 2026-02-27 Listed $65,000 GLVRMLS
• 2016-05-23 Sold (MLS) $32,000 GLVRMLS
• 2016-04-07 Pending — GLVRMLS
• 2016-01-13 Listed $37,900 GLVRMLS
• 2015-12-31 Listing Removed — GLVRMLS
• 2015-09-26 Listed $37,900 GLVRMLS