435 Mountain Village Dr · Longswamp, PA 18062

$135,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 8 Days on market

Built 2009 Est $146k · 7% under $675/mo HOA · 27% of rent

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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 +26.2/30.0
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to one-floor living in the community of Mountain Village! This home features an open floor plan with 3 niced-sized bedrooms. The owner's suite boasts 2 walk-in closets and a large bathroom with a soaking tub and separate shower stall. The 2 additional bedrooms have large walk-in closets as well which provide ample storage. There is plenty of room in the kitchen to cook your favorite dishes adjacent to a nice dining area to serve your family or guests. The natural light provided by the many windows is both welcoming and cheery! Outdoors you will find a large shed for added storage and a wide driveway large enough for 2 cars. Within minutes from Bear Creek Ski Resort and close to major routes for easy commuting, this home is absolutely worth viewing!

Key facts

• 2 garage spots
• Built 2009
• Listed 8 days

Property features AI

Finance

• HOA & community: Monthly association fee of $675

Exterior

• Parking: Two-car garage; Driveway
• Utilities: Community/Co-op water; Community/Co-op sewer; Electric water heater
• Home design: Single-story property
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Porch; Shed; Shed(s); Mobile home on the lot

Interior

• Kitchen: Includes refrigerator; Dishwasher
• Bedrooms: Three bedrooms located on the first floor (approx. 11 x 13; 10 x 13; 15 x 13)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dining area with a separate/formal dining room
• Laundry & utility: Washer and electric dryer (electric dryer hookup); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Brandywine Heights Area SD (suburban): math 48% / reading 66% proficiency, ranked #241 of 658 in PA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 157 active listings in the ZIP; high-income renter base; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 10y ago 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.
• Current owner paid $107k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.85% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $145,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Haddon Dr	0.26mi	3/2.0	1,344 (-8%)	2mo	$133,900	$100	73

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.83×
• Total profit: $-6,576
• Equity at exit: $20,129

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-2,870
• Equity at exit: $11,672

Cash invested: $37,800 (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 18062

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 157
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$56
• HOA: −$675
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $343

Break-even live

Break-even rent $2,064

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $675 · $8,100/yr

Listing history 7 events

1. 2026-06-18
   days on market $135,000 Active 8 DOM
2. 2026-06-17
   days on market $135,000 Active 7 DOM
3. 2026-06-16
   days on market $135,000 Active 6 DOM
4. 2026-06-15
   days on market $135,000 Active 5 DOM
5. 2026-06-14
   days on market $135,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $135,000 Active 2 DOM

ⓘ 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: $2,292 · $191/mo
• Projected year-2 tax: $2,292 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥99°F today · 13 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,973
• − Mortgage interest: −$7,562
• − Property taxes: −$2,292
• − Insurance: −$675
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − HOA: −$8,100
• − Depreciation: −$3,927
• Taxable income: $2,621
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $3,487/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: Brandywine Heights Area SD
• NCES district ID: 4204050
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $62,904
• Composite: 51.52/100
• National rank: #3670
• State rank: #241 of 658 in PA

Livability — Longswamp

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

Census & demographics

• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 27,110
• Household income: $110,675
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 537.0

Population outlook (Berks County) Hauer SSP2

• Today (2025): 425,767 people
• By 2030: 428,814 · +0.7%
• By 2040: 433,463 · +1.8%
• By 2050: 439,426 · +3.2%
• By 2075: 478,647 · +12.4%
• By 2100: 518,507 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 10% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 4% French/Haitian/Cajun 2%

Political lean MEDSL · Berks

• 2024 margin: R (+12.2) · D 43.4% · R 55.6%
• 2008→2024 swing: -21.4pp toward R · 2008: 9.2pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+8.2 2016: R+10.2 2012: R+0.6 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.04%
• Current HPI: 253.5939
• Rent YoY: ▲ 0.13%
• 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

+110.9% since first listed

19 events — show timeline

• 2026-06-10 Listed $135,000 GLVRMLS
• 2023-12-15 Sold (MLS) $106,900 BRIGHT MLS
• 2023-12-15 Sold (MLS) $106,900 GLVRMLS
• 2023-12-06 Pending — GLVRMLS
• 2023-12-05 Pending — BRIGHT MLS
• 2023-11-14 Contingent — GLVRMLS
• 2023-11-14 Contingent — BRIGHT MLS
• 2023-11-11 Relisted — BRIGHT MLS
• 2023-11-11 Relisted — GLVRMLS
• 2023-11-02 Pending — GLVRMLS
• 2023-11-02 Pending — BRIGHT MLS
• 2023-10-27 Listed $119,900 BRIGHT MLS
• 2023-10-27 Listed $119,900 GLVRMLS
• 2016-08-02 Sold (MLS) $62,000 BRIGHT MLS
• 2016-08-02 Sold (MLS) $62,000 TREND
• 2016-06-16 Pending — TREND
• 2016-05-20 Delisted — TREND
• 2016-03-14 Listed $64,000 TREND
• 2016-03-14 Listed $64,000 BRIGHT MLS

Property tax history

+11.4%/yr

Latest (2026): $2,292 · +0.0% YoY. Source: county tax records.