3267 2nd Ave · North Whitehall, PA 18069

$80,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 94 Days on market

Built 2021 Fair condition $87/sqft · 40% above area Est $57k · 40% over $750/mo HOA · 25% of rent ↓ 7% 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
• Schools +5.7/10.0
• Appreciation +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this well-maintained 2-bedroom, 2-bath home located N. Whitehall Twp. This residence offers a practical and comfortable lifestyle with a layout designed for privacy and ease of use. This home features a split floor plan for maximum privacy. The primary suite is situated on one side of the home and features warm wall-to-wall carpeting and a private en-suite bath. On the opposite side, you will find the second bedroom and a full hall bath, making it an ideal setup for guests or a home office. The center of the home features a large living room that flows into the eat-in kitchen. With plenty of cabinetry, countertops, and a dedicated eating area, the kitchen is built for both functionality and gathering. For added convenience, the laundry room is located near the back door for easy access. Living in Ossie’s Mobile Home Community simplifies your monthly budgeting, as the lot rent includes trash/recycling removal and sewer fees/maintenance. This home is ideally situated within the Parkland School District and is just minutes from major shopping centers and local dining. Additionally, the property offers quick access to major thoroughfares for an easy commute.

Key facts

• Laundry room
• Split floor plan
• Large living room

Tags

• SPLIT FLOOR PLAN
• PRIVATE EN-SUITE BATH
• LARGE LIVING ROOM
• EAT-IN KITCHEN
• DEDICATED EATING AREA
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $73k (9.0% 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.
• 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: 51 active listings in the ZIP; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($553 loan paydown + $702 appreciation (0.9% local appreciation)).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.76% ✓
• Cap rate: 22.39%
• Cash-on-cash: 57.50%
• DSCR: 3.56
• GRM: 2.2

CMA / ARV

• ARV (median comp): $57,152
• List price: $80,000
• Delta: 39.98%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4206 Silver Fox Ct	0.21mi	2/1.5	964 (+4%)	10mo	$61,999	$64	73
4424 Murray	0.16mi	3/1.0 (+1)	938 (+2%)	16mo	$49,200	$52	68
3418 Lil Wolf Dr	0.45mi	2/1.0	832 (-10%)	17mo	$63,000	$76	45

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

Projected returns pro-forma

0.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.4%
• Equity multiple: 4.12×
• Total profit: $69,888
• Equity at exit: $26,801

10-year hold

• IRR: 61.9%
• Equity multiple: 8.38×
• Total profit: $165,381
• Equity at exit: $35,225

Cash invested: $22,400 (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 18069

• Home prices YoY: 0.3%
• Active inventory: 51
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $3,008 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$750
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,073

Break-even live

Break-even rent $1,649

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $750 · $9,000/yr
• Likely covers: sewertrash

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 94 DOM
2. 2026-06-17
   days on market $80,000 Active 93 DOM
3. 2026-06-16
   days on market $80,000 Active 92 DOM
4. 2026-06-15
   days on market $80,000 Active 91 DOM
5. 2026-06-14
   days on market $80,000 Active 89 DOM
6. 2026-06-13
   days on market $80,000 Active 88 DOM
7. 2026-06-10
   days on market $80,000 Active 86 DOM
8. 2026-06-09
   days on market $80,000 Active 85 DOM
9. 2026-06-08
   days on market $80,000 Active 84 DOM
10. 2026-06-07
    days on market $80,000 Active 83 DOM
11. 2026-06-03
    days on market $80,000 Active 79 DOM
12. 2026-06-02
    days on market $80,000 Active 78 DOM
13. 2026-06-01
    days on market $80,000 Active 77 DOM
14. 2026-05-31
    days on market $80,000 Active 76 DOM
15. 2026-05-31
    pricedays on market $80,000 Active 75 DOM
16. 2026-05-01
    price $85,000 1189-char remark

    Show marketing remark (1189 chars)

    Welcome to this well-maintained 2-bedroom, 2-bath home located N. Whitehall Twp. This residence offers a practical and comfortable lifestyle with a layout designed for privacy and ease of use. This home features a split floor plan for maximum privacy. The primary suite is situated on one side of the home and features warm wall-to-wall carpeting and a private en-suite bath. On the opposite side, you will find the second bedroom and a full hall bath, making it an ideal setup for guests or a home office. The center of the home features a large living room that flows into the eat-in kitchen. With plenty of cabinetry, countertops, and a dedicated eating area, the kitchen is built for both functionality and gathering. For added convenience, the laundry room is located near the back door for easy access. Living in Ossie’s Mobile Home Community simplifies your monthly budgeting, as the lot rent includes trash/recycling removal and sewer fees/maintenance. This home is ideally situated within the Parkland School District and is just minutes from major shopping centers and local dining. Additionally, the property offers quick access to major thoroughfares for an easy commute.

17. 2026-03-25
    price $88,000 1189-char remark

    Show marketing remark (1189 chars)

    Welcome to this well-maintained 2-bedroom, 2-bath home located N. Whitehall Twp. This residence offers a practical and comfortable lifestyle with a layout designed for privacy and ease of use. This home features a split floor plan for maximum privacy. The primary suite is situated on one side of the home and features warm wall-to-wall carpeting and a private en-suite bath. On the opposite side, you will find the second bedroom and a full hall bath, making it an ideal setup for guests or a home office. The center of the home features a large living room that flows into the eat-in kitchen. With plenty of cabinetry, countertops, and a dedicated eating area, the kitchen is built for both functionality and gathering. For added convenience, the laundry room is located near the back door for easy access. Living in Ossie’s Mobile Home Community simplifies your monthly budgeting, as the lot rent includes trash/recycling removal and sewer fees/maintenance. This home is ideally situated within the Parkland School District and is just minutes from major shopping centers and local dining. Additionally, the property offers quick access to major thoroughfares for an easy commute.

18. 2026-03-16
    listed $91,000 Active 1189-char remark

    Show marketing remark (1189 chars)

    Welcome to this well-maintained 2-bedroom, 2-bath home located N. Whitehall Twp. This residence offers a practical and comfortable lifestyle with a layout designed for privacy and ease of use. This home features a split floor plan for maximum privacy. The primary suite is situated on one side of the home and features warm wall-to-wall carpeting and a private en-suite bath. On the opposite side, you will find the second bedroom and a full hall bath, making it an ideal setup for guests or a home office. The center of the home features a large living room that flows into the eat-in kitchen. With plenty of cabinetry, countertops, and a dedicated eating area, the kitchen is built for both functionality and gathering. For added convenience, the laundry room is located near the back door for easy access. Living in Ossie’s Mobile Home Community simplifies your monthly budgeting, as the lot rent includes trash/recycling removal and sewer fees/maintenance. This home is ideally situated within the Parkland School District and is just minutes from major shopping centers and local dining. Additionally, the property offers quick access to major thoroughfares for an easy commute.

ⓘ 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 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 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: $36,095
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,888
• − Management: −$2,888
• − HOA: −$9,000
• − Depreciation: −$2,327
• Taxable income: $12,911
• Est. tax owed @ 24.0%: −$3,099
• After-tax cash flow: $9,782/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Exterior painting and siding repair, interior painting, and landscaping improvements are recommended to enhance curb appeal and value.

Repairs flagged

• Moderate Exterior siding — Weathered and faded appearance.
• Moderate Painting — Faded and uneven paint on exterior.
• Moderate Flooring — Worn carpeting in living areas.
• Moderate Interior paint — Faded and uneven paint on interior walls.
• Moderate Landscaping — Minimal landscaping, some overgrown areas.
• Minor Windows — Windows appear intact but may need cleaning.

Value-add opportunities

• Both Exterior painting and siding repair — Enhances curb appeal and value.
• Both Interior painting — Improves the home's appearance and value.
• Both Landscaping and yard maintenance — Enhances curb appeal and value.
• Both HVAC maintenance — Ensures comfort and energy efficiency, improving value.
• Both Flooring replacement — Improves the home's appearance and value.
• Both Kitchen and bathroom updates — Enhances functionality and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and faded appearance.	Moderate	$3,000–15,000
Painting · Faded and uneven paint on exterior.	Moderate	$3,000–15,000
Flooring · Worn carpeting in living areas.	Moderate	$3,000–15,000
Interior paint · Faded and uneven paint on interior walls.	Moderate	$3,000–15,000
Landscaping · Minimal landscaping, some overgrown areas.	Moderate	$3,000–15,000
Windows · Windows appear intact but may need cleaning.	Minor	$500–3,000
Total estimated repair cost · 6 items		$15,500–78,000

Value-add ROI direction

• Both Exterior painting and siding repair — Enhances curb appeal and value. ↑
• Both Interior painting — Improves the home's appearance and value. ↑
• Both Landscaping and yard maintenance — Enhances curb appeal and value. ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency, improving value. ↑
• Both Flooring replacement — Improves the home's appearance and value. ↑
• Both Kitchen and bathroom updates — Enhances functionality and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — North Whitehall

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

Census & demographics

• Population (ZIP): 8,804

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Two or more races 8% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▲ 0.88%
• Current HPI: 277.9781
• 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

-6.6% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $85,000 GLVRMLS
• 2026-03-25 Price Changed $88,000 GLVRMLS
• 2026-03-16 Listed $91,000 GLVRMLS