182 Greenbriar Dr S · Bath, PA 18014

$62,900

3 bd · 2.0 ba · 1,666 sqft · Manufactured public records · 59 Days on market

Built 1993 Est $83k · 24% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 2 full bath manufactured home offering nearly 1,700 square feet of living space in Greenbriar Village in Bath. If you’ve been looking for a home with great bones and room to make it your own, this could be the perfect opportunity! Inside, you’ll find a desirable open-concept layout connecting the family room, dining area, and kitchen, ideal for everyday living and entertaining. The split-bedroom floor plan offers added privacy, with the primary suite on one side of the home featuring a full bath and walk-in closet. Two additional nicely sized bedrooms and a second full bath are located on the opposite end. Enjoy relaxing in the screened-in porch, plus the added convenience of a covered carport and storage shed for your outdoor essentials. Brand new foundation skirting is included in the sale, an upgrade ready for the next owner to install. Peace of mind with propane forced-air heat replaced in 2023 and central air conditioning for year-round comfort. This home does need cosmetic updates and is priced accordingly, making it a fantastic option for buyers looking to add their own style. Home is being sold as-is, and buyer is responsible for CO. Monthly lot rent includes road maintenance plus access to the community clubhouse and playground. Water, sewer, and trash are billed separately. Located in the Northampton Area School District and minutes from shopping, dining, and everyday conveniences. Bring your vision and make it shine!

Key facts

• Screened-in porch
• Covered carport
• Storage shed

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM FLOOR PLAN
• SCREENED-IN PORCH
• COVERED CARPORT
• STORAGE SHED
• NEW FOUNDATION SKIRTING

Property features AI

Finance

• Other: Ownership is ground rent
• Financial info: Monthly ground rent payment ($998)
• HOA & community: Located in a community with ground rent

Exterior

• Parking: Attached carport with two spaces (total 2 garage/parking spaces)
• Utilities: Public water; Public sewer; Propane hot water; Propane (leased) heating
• Home design: Manufactured double-wide home
• Construction: Vinyl and aluminum siding
• Exterior features: Located in Greenbriar Village; No basement; Above-grade finished living space

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the main level; Master bedroom
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room; Dining room; Breakfast room
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.8% vs local median 3.1% in Bath — 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 67/100 on livability (#959 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute 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.
• Market conditions: 62 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $435 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,013 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.35% ✓
• Cap rate: 29.84%
• Cash-on-cash: 84.11%
• DSCR: 4.74
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $83,300
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Greenbriar Dr	0.04mi	3/2.0	1,568 (-6%)	4mo	$70,000	$45	85
86 Juniper Ct	0.21mi	3/2.0	1,568 (-6%)	8mo	$57,000	$36	74
196 Fawn Meadow Ct	0.05mi	3/2.0	1,456 (-13%)	5mo	$70,000	$48	72
77 Juniper Ct	0.25mi	3/2.0	1,472 (-12%)	9mo	$75,000	$51	62
199 Goldenrod Ct	0.09mi	3/2.0	1,456 (-13%)	21mo	$72,500	$50	58
6 Briarwood Ct N	0.50mi	3/2.0	1,556 (-7%)	10mo	$87,000	$56	58

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

Projected returns pro-forma

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

5-year hold

• IRR: 84.5%
• Equity multiple: 4.89×
• Total profit: $68,459
• Equity at exit: $9,379

10-year hold

• IRR: 87.7%
• Equity multiple: 10.14×
• Total profit: $160,970
• Equity at exit: $5,438

Cash invested: $17,612 (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 18014

• Active inventory: 62
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $1,234

Break-even live

Break-even rent $545

Max offer price $62,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,270	-5% $1,252	+0% $1,234	+5% $1,217	+10% $1,199
Rent	-10% $1,068	-5% $1,151	+0% $1,234	+5% $1,318	+10% $1,401
Rate	-1.0pp $1,266	-0.5pp $1,250	base $1,234	+0.5pp $1,218	+1.0pp $1,202

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
252 N Walnut St #208 Bath, PA	2.0	1.5	1100	$1,850	$1.68	3d	1	1.01mi
282 N Walnut St Bath, PA	1.0–2.0	1.0–2.0	1025	$2,250	$2.20	3d	8	1.07mi
284 N Walnut St Unit 284-107 Bath, PA	2.0	2.0	1175	$2,250	$1.91	15d	1	1.15mi

Listing history 7 events

1. 2026-05-31
   status $62,900 Pending 59 DOM
2. 2026-05-19
   status Active

   Show marketing remark (1499 chars)

   Welcome to this spacious 3-bedroom, 2 full bath manufactured home offering nearly 1,700 square feet of living space in Greenbriar Village in Bath. If you’ve been looking for a home with great bones and room to make it your own, this could be the perfect opportunity! Inside, you’ll find a desirable open-concept layout connecting the family room, dining area, and kitchen, ideal for everyday living and entertaining. The split-bedroom floor plan offers added privacy, with the primary suite on one side of the home featuring a full bath and walk-in closet. Two additional nicely sized bedrooms and a second full bath are located on the opposite end. Enjoy relaxing in the screened-in porch, plus the added convenience of a covered carport and storage shed for your outdoor essentials. Brand new foundation skirting is included in the sale, an upgrade ready for the next owner to install. Peace of mind with propane forced-air heat replaced in 2023 and central air conditioning for year-round comfort. This home does need cosmetic updates and is priced accordingly, making it a fantastic option for buyers looking to add their own style. Home is being sold as-is, and buyer is responsible for CO. Monthly lot rent includes road maintenance plus access to the community clubhouse and playground. Water, sewer, and trash are billed separately. Located in the Northampton Area School District and minutes from shopping, dining, and everyday conveniences. Bring your vision and make it shine!

3. 2026-05-19
   status Active 1499-char remark

   Show marketing remark (1499 chars)

   Welcome to this spacious 3-bedroom, 2 full bath manufactured home offering nearly 1,700 square feet of living space in Greenbriar Village in Bath. If you’ve been looking for a home with great bones and room to make it your own, this could be the perfect opportunity! Inside, you’ll find a desirable open-concept layout connecting the family room, dining area, and kitchen, ideal for everyday living and entertaining. The split-bedroom floor plan offers added privacy, with the primary suite on one side of the home featuring a full bath and walk-in closet. Two additional nicely sized bedrooms and a second full bath are located on the opposite end. Enjoy relaxing in the screened-in porch, plus the added convenience of a covered carport and storage shed for your outdoor essentials. Brand new foundation skirting is included in the sale, an upgrade ready for the next owner to install. Peace of mind with propane forced-air heat replaced in 2023 and central air conditioning for year-round comfort. This home does need cosmetic updates and is priced accordingly, making it a fantastic option for buyers looking to add their own style. Home is being sold as-is, and buyer is responsible for CO. Monthly lot rent includes road maintenance plus access to the community clubhouse and playground. Water, sewer, and trash are billed separately. Located in the Northampton Area School District and minutes from shopping, dining, and everyday conveniences. Bring your vision and make it shine!

4. 2026-04-12
   status Pending

   Show marketing remark (1499 chars)

   Welcome to this spacious 3-bedroom, 2 full bath manufactured home offering nearly 1,700 square feet of living space in Greenbriar Village in Bath. If you’ve been looking for a home with great bones and room to make it your own, this could be the perfect opportunity! Inside, you’ll find a desirable open-concept layout connecting the family room, dining area, and kitchen, ideal for everyday living and entertaining. The split-bedroom floor plan offers added privacy, with the primary suite on one side of the home featuring a full bath and walk-in closet. Two additional nicely sized bedrooms and a second full bath are located on the opposite end. Enjoy relaxing in the screened-in porch, plus the added convenience of a covered carport and storage shed for your outdoor essentials. Brand new foundation skirting is included in the sale, an upgrade ready for the next owner to install. Peace of mind with propane forced-air heat replaced in 2023 and central air conditioning for year-round comfort. This home does need cosmetic updates and is priced accordingly, making it a fantastic option for buyers looking to add their own style. Home is being sold as-is, and buyer is responsible for CO. Monthly lot rent includes road maintenance plus access to the community clubhouse and playground. Water, sewer, and trash are billed separately. Located in the Northampton Area School District and minutes from shopping, dining, and everyday conveniences. Bring your vision and make it shine!

5. 2026-04-12
   status Pending 1499-char remark

   Show marketing remark (1499 chars)

   Welcome to this spacious 3-bedroom, 2 full bath manufactured home offering nearly 1,700 square feet of living space in Greenbriar Village in Bath. If you’ve been looking for a home with great bones and room to make it your own, this could be the perfect opportunity! Inside, you’ll find a desirable open-concept layout connecting the family room, dining area, and kitchen, ideal for everyday living and entertaining. The split-bedroom floor plan offers added privacy, with the primary suite on one side of the home featuring a full bath and walk-in closet. Two additional nicely sized bedrooms and a second full bath are located on the opposite end. Enjoy relaxing in the screened-in porch, plus the added convenience of a covered carport and storage shed for your outdoor essentials. Brand new foundation skirting is included in the sale, an upgrade ready for the next owner to install. Peace of mind with propane forced-air heat replaced in 2023 and central air conditioning for year-round comfort. This home does need cosmetic updates and is priced accordingly, making it a fantastic option for buyers looking to add their own style. Home is being sold as-is, and buyer is responsible for CO. Monthly lot rent includes road maintenance plus access to the community clubhouse and playground. Water, sewer, and trash are billed separately. Located in the Northampton Area School District and minutes from shopping, dining, and everyday conveniences. Bring your vision and make it shine!

6. 2026-02-21
   listed $62,900 Active

   Show marketing remark (1499 chars)

   Welcome to this spacious 3-bedroom, 2 full bath manufactured home offering nearly 1,700 square feet of living space in Greenbriar Village in Bath. If you’ve been looking for a home with great bones and room to make it your own, this could be the perfect opportunity! Inside, you’ll find a desirable open-concept layout connecting the family room, dining area, and kitchen, ideal for everyday living and entertaining. The split-bedroom floor plan offers added privacy, with the primary suite on one side of the home featuring a full bath and walk-in closet. Two additional nicely sized bedrooms and a second full bath are located on the opposite end. Enjoy relaxing in the screened-in porch, plus the added convenience of a covered carport and storage shed for your outdoor essentials. Brand new foundation skirting is included in the sale, an upgrade ready for the next owner to install. Peace of mind with propane forced-air heat replaced in 2023 and central air conditioning for year-round comfort. This home does need cosmetic updates and is priced accordingly, making it a fantastic option for buyers looking to add their own style. Home is being sold as-is, and buyer is responsible for CO. Monthly lot rent includes road maintenance plus access to the community clubhouse and playground. Water, sewer, and trash are billed separately. Located in the Northampton Area School District and minutes from shopping, dining, and everyday conveniences. Bring your vision and make it shine!

7. 2026-02-21
   listed $62,900 Active 1499-char remark

   Show marketing remark (1499 chars)

   Welcome to this spacious 3-bedroom, 2 full bath manufactured home offering nearly 1,700 square feet of living space in Greenbriar Village in Bath. If you’ve been looking for a home with great bones and room to make it your own, this could be the perfect opportunity! Inside, you’ll find a desirable open-concept layout connecting the family room, dining area, and kitchen, ideal for everyday living and entertaining. The split-bedroom floor plan offers added privacy, with the primary suite on one side of the home featuring a full bath and walk-in closet. Two additional nicely sized bedrooms and a second full bath are located on the opposite end. Enjoy relaxing in the screened-in porch, plus the added convenience of a covered carport and storage shed for your outdoor essentials. Brand new foundation skirting is included in the sale, an upgrade ready for the next owner to install. Peace of mind with propane forced-air heat replaced in 2023 and central air conditioning for year-round comfort. This home does need cosmetic updates and is priced accordingly, making it a fantastic option for buyers looking to add their own style. Home is being sold as-is, and buyer is responsible for CO. Monthly lot rent includes road maintenance plus access to the community clubhouse and playground. Water, sewer, and trash are billed separately. Located in the Northampton Area School District and minutes from shopping, dining, and everyday conveniences. Bring your vision and make it shine!

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$50/yr (+$4/mo · 5.5%)

ⓘ 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 ≥99°F today · 16 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,292
• − Mortgage interest: −$3,523
• − Property taxes: −$895
• − Insurance: −$314
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$1,830
• Taxable income: $14,683
• Est. tax owed @ 24.0%: −$3,524
• After-tax cash flow: $11,289/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 — Bath

• Score: 67/100
• State rank: #959
• US rank: #10512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,474

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Danish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -145.54%
• Current HPI: 212.4688
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-19 Relisted — BRIGHT MLS
• 2026-05-19 Relisted — GLVRMLS
• 2026-04-12 Pending — BRIGHT MLS
• 2026-04-12 Pending — GLVRMLS
• 2026-02-21 Listed $62,900 GLVRMLS
• 2026-02-21 Listed $62,900 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2026): $895 · +3.1% YoY. Source: county tax records.