3477 Franklin Sq · Moore, PA 18067

$81,500

3 bd · 2.0 ba · 1,216 sqft · Other · 73 Days on market

Built 2019 ↓ 4% 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
• Schools +4.4/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like new 7 year old mobile home in Willow Haven North Mobile Home Park * 3 Bedrooms * 2 Baths * Open concept throughout * Nice kitchen with huge center island and plenty of cabinets * Built in entertainment center with electric fireplace * Economical propane heat and cooking * Master bedroom suite with master bath and walk in closet * All appliances included * Move in condition and looks like new * Lot rent of $730 a month covers garbage as well * No work needed on this one!

Key facts

• Open concept
• Huge center island
• Electric fireplace

Tags

• OPEN CONCEPT
• HUGE CENTER ISLAND
• BUILT IN ENTERTAINMENT CENTER
• ELECTRIC FIREPLACE
• ECONOMICAL PROPANE HEAT
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $77k (6.0% 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.
• 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: Moore El Sch (math 64% / reading 74%, grade A-, #151 of 1,518 statewide, top 12%, 354 students, 30% 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).
• 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 $563 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,610 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.63% ✓
• Cap rate: 23.95%
• Cash-on-cash: 63.07%
• DSCR: 3.81
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.43×
• Total profit: $32,625
• Equity at exit: $12,152

10-year hold

• IRR: 40.5%
• Equity multiple: 4.43×
• Total profit: $78,357
• Equity at exit: $7,047

Cash invested: $22,820 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$427
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$34
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $773

Break-even live

Break-even rent $1,167

Max offer price $81,500

Occupancy floor 59%

Sensitivity live

Price	-10% $819	-5% $796	+0% $773	+5% $750	+10% $727
Rent	-10% $603	-5% $688	+0% $773	+5% $858	+10% $942
Rate	-1.0pp $814	-0.5pp $794	base $773	+0.5pp $752	+1.0pp $730

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: $20,375
• Closing costs: $2,445
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $81,500 Active 73 DOM
2. 2026-06-18
   days on market $81,500 Active 70 DOM
3. 2026-06-17
   days on market $81,500 Active 69 DOM
4. 2026-06-16
   days on market $81,500 Active 68 DOM
5. 2026-06-15
   days on market $81,500 Active 67 DOM
6. 2026-06-14
   days on market $81,500 Active 65 DOM
7. 2026-06-10
   days on market $81,500 Active 62 DOM
8. 2026-06-09
   days on market $81,500 Active 61 DOM
9. 2026-06-08
   days on market $81,500 Active 60 DOM
10. 2026-06-07
    days on market $81,500 Active 59 DOM
11. 2026-06-05
    days on market $81,500 Active 56 DOM
12. 2026-06-03
    days on market $81,500 Active 55 DOM
13. 2026-06-03
    price $81,500 Active 54 DOM
14. 2026-06-02
    days on market $85,900 Active 54 DOM
15. 2026-06-01
    days on market $85,900 Active 53 DOM
16. 2026-05-31
    days on market $85,900 Active 52 DOM
17. 2026-05-31
    days on market $85,900 Active 51 DOM
18. 2026-05-15
    price $85,900 501-char remark

    Show marketing remark (501 chars)

    Like new 7 year old mobile home in Willow Haven North Mobile Home Park * 3 Bedrooms * 2 Baths * Open concept throughout * Nice kitchen with huge center island and plenty of cabinets * Built in entertainment center with electric fireplace * Economical propane heat and cooking * Master bedroom suite with master bath and walk in closet * All appliances included * Move in condition and looks like new * Lot rent of $730 a month covers garbage as well * No work needed on this one!

19. 2026-05-01
    price $86,900 501-char remark

    Show marketing remark (501 chars)

    Like new 7 year old mobile home in Willow Haven North Mobile Home Park * 3 Bedrooms * 2 Baths * Open concept throughout * Nice kitchen with huge center island and plenty of cabinets * Built in entertainment center with electric fireplace * Economical propane heat and cooking * Master bedroom suite with master bath and walk in closet * All appliances included * Move in condition and looks like new * Lot rent of $730 a month covers garbage as well * No work needed on this one!

20. 2026-04-09
    listed $89,900 Active 501-char remark

    Show marketing remark (501 chars)

    Like new 7 year old mobile home in Willow Haven North Mobile Home Park * 3 Bedrooms * 2 Baths * Open concept throughout * Nice kitchen with huge center island and plenty of cabinets * Built in entertainment center with electric fireplace * Economical propane heat and cooking * Master bedroom suite with master bath and walk in closet * All appliances included * Move in condition and looks like new * Lot rent of $730 a month covers garbage as well * No work needed on this one!

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $846 · $70/mo
• Expected delta: +$442/yr (+$37/mo · 109.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,739
• − Mortgage interest: −$4,565
• − Property taxes: −$404
• − Insurance: −$5,526
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$2,371
• Taxable income: $8,755
• Est. tax owed @ 24.0%: −$2,101
• After-tax cash flow: $7,174/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 — Moore

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Northampton County · 236,814 people
• 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

-4.4% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $85,900 GLVRMLS
• 2026-05-01 Price Changed $86,900 GLVRMLS
• 2026-04-09 Listed $89,900 GLVRMLS

Property tax history

+2.5%/yr

Latest (2019): $404 · +1.5% YoY. Source: county tax records.