3803 Mangrove Dr · Cherryville, PA 18067

$275,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 4 Days on market

Built 1930 4,200 sqft lot $220/sqft · 8% below area Est $299k · 8% under

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Why this score? — see what drove the D- 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).

• ARV discount +11.1/15.0
• Cash flow +8.9/30.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

* * MULTIPLE OFFERS have been received - Seller requests HIGHEST & BEST offers be submitted by 5/19 at 5:00pm * * Welcome to your private mountain retreat! This charming 3-bedroom, 2.5 bathroom open-concept Bungalow, originally built in 1930 yet fully updated the past 10 years, sitting on a partially wooded lot, offers full privacy and stunning hillside views, truly feeling tucked away from the world. The home’s character shines through with an inviting living room and a primary bedroom featuring a vaulted wood ceiling. With 1,248 total finished sq ft, the interior is ready for you, featuring a fully remodeled full bathroom, a half bathroom, convenient first-floor laundry and

Key facts

• 4,200 sq ft lot
• Built 1930
• Listed 4 days

Property features AI

Finance

• Other: Zoned R-20 (low density residential)

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Cable available; 200+ amp electrical service with circuit breakers; Public sewer; Well water
• Home design: Single-story home; Block foundation; Has a view; One-level entry (first floor living)
• Construction: Built with block, concrete, vinyl siding, and wood siding; Composition roof
• Exterior features: Porch; Patio; Fire pit; Hot tub / spa; Shed(s) / workshop; Walk-in pantry (interior but noted as a distinct space); Propane tank (owned); Partially wooded lot; Sloped lot with views

Interior

• Kitchen: Kitchen open to dining and living areas; Dishwasher; Gas oven; Microwave; Electric water heater
• Bedrooms: Two first-floor bedrooms with built-in shelving
• Flooring: Carpet; Laminate; Resilient flooring
• Bathrooms: Two full bathrooms; One half bathroom; One fully remodeled full bath; One full bath included in bonus space off pavilion
• Heating & cooling: Electric heating; Propane heating; Central air; Ceiling fans
• Interior features: Attic; Dining area open to living spaces; Game room; Storage; Vaulted ceiling(s); Walk-in closet(s); Window treatments; Drapes; Replacement windows; Screens
• Laundry & utility: Washer hookup; Dryer hookup; Washer included; Main-level laundry (inside full bathroom)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (33.4% below list).
• Recommended offer: $183k (33.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,483 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Lehigh El Sch (math 57% / reading 62%, grade B-, #377 of 1,518 statewide, top 28%, 492 students, 39% FRL); Northampton Area Ms (math 24% / reading 46%, grade F, #322 of 512 statewide, top 64%, 1,256 students, 42% FRL); Northampton Area Hs (math 60% / reading 24%, grade F, #230 of 437 statewide, top 53%, 1,862 students, 31% FRL) — zoned schools average 38% FRL vs 22% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 99 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,138 (33.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 12.5

CMA / ARV

• ARV (median comp): $298,740
• List price: $275,000
• Delta: -7.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 Walnut	0.45mi	3/1.0 (+1)	1,275 (+2%)	9mo	$300,000	$235	63
3790 Lehigh Dr	0.11mi	2/1.5	1,430 (+15%)	9mo	$244,000	$171	61
3733 Daubert Rd	0.33mi	3/2.0 (+1)	1,252 (+0%)	24mo	$297,000	$237	55
3719 3719 Magnolia D Dr	0.66mi	3/2.0 (+1)	1,196 (-4%)	20mo	$230,000	$192	37

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.20×
• Total profit: $-61,812
• Equity at exit: $41,003

10-year hold

• IRR: -23.6%
• Equity multiple: -0.10×
• Total profit: $-84,699
• Equity at exit: $23,777

Cash invested: $77,000 (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 18067

• Rents YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-220

Break-even live

Break-even rent $2,110

Max offer price $236,118

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-142	+0% $-220	+5% $-298	+10% $-376
Rent	-10% $-365	-5% $-292	+0% $-220	+5% $-148	+10% $-75
Rate	-1.0pp $-82	-0.5pp $-150	base $-220	+0.5pp $-291	+1.0pp $-364

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-16
   listed $275,000 Active 1401-char remark
2. 2020-11-24
   soldstatus $173,000
3. 2014-01-17
   soldstatus $69,000
4. 2011-11-17
   soldstatus $40,000

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $2,834 · $236/mo
• Expected delta: +$1,511/yr (+$126/mo · 114.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,977
• − Mortgage interest: −$15,404
• − Property taxes: −$1,322
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$8,000
• Taxable loss: −$7,641
• Est. tax savings @ 24.0%: +$1,834
• After-tax cash flow: $-807/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 — Cherryville

• Score: 60/100
• State rank: #1483
• US rank: #19164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Northampton County · 236,814 people
• City population: 21
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 19,590
• Household income: $93,652
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 326.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 1%
• Common ancestry: Polish 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -183.11%
• Current HPI: 222.3606
• Rent YoY: ▲ 1.28%
• 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

+600.0% since first listed

6 events — show timeline

• 2026-06-12 Sold (MLS) $280,000 GLVRMLS
• 2026-05-20 Pending — GLVRMLS
• 2026-05-16 Listed $275,000 GLVRMLS
• 2020-11-24 Sold (Public Records) $173,000 Public Records
• 2014-01-17 Sold (Public Records) $69,000 Public Records
• 2011-11-17 Sold (Public Records) $40,000 Public Records

Property tax history

+1.2%/yr

Latest (2026): $1,322 · +4.4% YoY. Source: county tax records.