6307 Nisbet Ct #1 · Washington, PA 18080

$50,000

3 bd · 1.5 ba · 924 sqft · Land public records · 36 Days on market

Built 1978 $54/sqft · 67% above area ↓ 15% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 3-bedroom, 1.5-bath manufactured home located in the sought-after Glen Crest Community! This inviting residence features an open and airy layout, spacious living areas, comfortable bedrooms, and a functional kitchen designed for everyday living. Enjoy low-maintenance living with the added benefit of community amenities and a convenient location close to shopping, restaurants, and major roadways. Whether you’re downsizing, purchasing your first home, or looking for affordable living without sacrificing comfort, this home is a must-see!”

Key facts

• Parking
• Built 1978
• Listed 36 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Community/Coop water; Community/Coop sewer
• Home design: Above-grade finished area: 924
• Construction: Steel siding; Composition and metal roof
• Exterior features: Patio; Awnings; Propane tank (owned); Mobile home on property

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Zoned heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath land listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.1% vs local median 2.8% in Washington — 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 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Northern Lehigh SD (suburban): math 24% / reading 47% proficiency, ranked #398 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 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 $346 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 B-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: 3.38% ✓
• Cap rate: 31.09%
• Cash-on-cash: 88.57%
• DSCR: 4.94
• GRM: 2.5

CMA / ARV

• ARV (median comp): $30,000
• List price: $50,000
• Delta: 66.67%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 89.2%
• Equity multiple: 5.12×
• Total profit: $57,709
• Equity at exit: $7,455

10-year hold

• IRR: 92.2%
• Equity multiple: 10.64×
• Total profit: $134,991
• Equity at exit: $4,323

Cash invested: $14,000 (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 18080

• Home prices YoY: -4.5%
• Active inventory: 66
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $1,033

Break-even live

Break-even rent $383

Max offer price $50,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,062	-5% $1,047	+0% $1,033	+5% $1,019	+10% $1,005
Rent	-10% $900	-5% $967	+0% $1,033	+5% $1,100	+10% $1,167
Rate	-1.0pp $1,058	-0.5pp $1,046	base $1,033	+0.5pp $1,020	+1.0pp $1,007

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $50,000 Active 36 DOM
2. 2026-06-17
   days on market $50,000 Active 35 DOM
3. 2026-06-16
   days on market $50,000 Active 34 DOM
4. 2026-06-15
   days on market $50,000 Active 33 DOM
5. 2026-06-14
   pricedays on market $50,000 Active 31 DOM
6. 2026-06-10
   days on market $59,000 Active 28 DOM
7. 2026-06-09
   days on market $59,000 Active 27 DOM
8. 2026-06-08
   days on market $59,000 Active 26 DOM
9. 2026-06-07
   days on market $59,000 Active 25 DOM
10. 2026-06-03
    days on market $59,000 Active 21 DOM
11. 2026-06-02
    days on market $59,000 Active 20 DOM
12. 2026-06-01
    days on market $59,000 Active 19 DOM
13. 2026-05-31
    days on market $59,000 Active 18 DOM
14. 2026-05-31
    days on market $59,000 Active 17 DOM
15. 2026-05-13
    listed $59,000 Active 576-char remark

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $510 · $43/mo
• Expected delta: +$280/yr (+$23/mo · 121.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,286
• − Mortgage interest: −$2,801
• − Property taxes: −$230
• − Insurance: −$250
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$1,455
• Taxable income: $12,305
• Est. tax owed @ 24.0%: −$2,953
• After-tax cash flow: $9,446/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: Northern Lehigh SD
• NCES district ID: 4217670
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $55,733
• Composite: 31.22/100
• National rank: #6035
• State rank: #398 of 539 in PA

Livability — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lehigh County · 333,019 people
• City population: 50,348
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 11,226
• Household income: $74,522
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 111.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Polish 7% Subsaharan African 4% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

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: ▼ -13.90%
• Current HPI: 295.1228
• Rent YoY: —
• 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

-15.3% since first listed

2 events — show timeline

• 2026-06-12 Price Changed $50,000 GLVRMLS
• 2026-05-13 Listed $59,000 GLVRMLS

Property tax history

+1.9%/yr

Latest (2026): $230 · +2.8% YoY. Source: county tax records.