3441 Franklin Sq · Moore, PA 18067

$104,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 2 Days on market

Built 2006 3,000 sqft lot $700/mo HOA · 34% of rent

---

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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• 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

Unwind in nature's doorstep with this wonderfully private lot, a peaceful and hidden retreat right next to the creek and one of the nicest move in ready mobile homes around. This is one of the nicest and biggest lots in the subdivision. A gorgeous and very spacious covered porch with brand new carpet welcomes you and beckons you to come and enjoy summertime with your family and friends. The home offers 2 cozy bedrooms and 2 fully renovated bathrooms. An additional bedroom is currently being used as an office but it could easily become a functional bedroom again. A separate laundry/mud room makes life easier for the owner. Lots of storage around including a large master bedroom walk in clos

Key facts

• Covered porch
• Private lot
• Hidden retreat

Tags

• PRIVATE LOT
• HIDDEN RETREAT
• COVERED PORCH
• FULLY RENOVATED BATHROOMS
• SEPARATE LAUNDRY ROOM
• LARGE SHED

Property features AI

Finance

• HOA & community: Association fee $700 monthly

Exterior

• Parking: 2-car garage; Driveway
• Utilities: 100 amp electric service with circuit breakers; Community/co-op sewer; Community/co-op water
• Home design: Single-story home; Mobile home on property; 980 sq ft above grade finished area
• Construction: Vinyl siding; Asphalt/fiberglass roof; Crawl space foundation; Built with typical mobile home construction
• Exterior features: Porch; Propane tank (leased); Backs to common grounds; Located on a cul-de-sac; Partially wooded; Flat lot; Not in a subdivision; Private road frontage

Interior

• Kitchen: Dishwasher; Gas oven and gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 6; Basement with exterior entry (crawl space)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Skylights; Vaulted ceilings; Storm doors; Screens on windows
• Laundry & utility: Washer hookup; Dryer hookup (electric); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (23.9% below list).
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $80k (23.9% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising (+1.3%/yr); 98 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 34% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,834 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.95% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 4.3

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: -30.7%
• Equity multiple: 0.02×
• Total profit: $-28,852
• Equity at exit: $15,641

10-year hold

• IRR: -64.8%
• Equity multiple: -0.63×
• Total profit: $-47,861
• Equity at exit: $9,070

Cash invested: $29,372 (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: 98
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$700
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-142

Break-even live

Break-even rent $2,227

Max offer price $79,834

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-112	+0% $-142	+5% $-172	+10% $-201
Rent	-10% $-304	-5% $-223	+0% $-142	+5% $-61	+10% $20
Rate	-1.0pp $-89	-0.5pp $-115	base $-142	+0.5pp $-169	+1.0pp $-197

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 3 events

1. 2026-06-18
   days on market $104,900 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $104,900 Active 1 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: $464 · $39/mo
• Projected year-2 tax: $1,061 · $88/mo
• Expected delta: +$597/yr (+$50/mo · 128.6%)

ⓘ 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: $24,564
• − Mortgage interest: −$5,876
• − Property taxes: −$464
• − Insurance: −$5,643
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$8,400
• − Depreciation: −$3,052
• Taxable loss: −$2,801
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $-1,031/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

+311.4% since first listed

5 events — show timeline

• 2026-06-12 Listed $104,900 GLVRMLS
• 2002-02-01 Listing Removed — GLVRMLS
• 2001-11-05 Listed $22,500 GLVRMLS
• 2001-10-19 Listing Removed — GLVRMLS
• 2001-07-21 Listed $25,500 GLVRMLS

Property tax history

-6.1%/yr

Latest (2026): $464 · +3.0% YoY. Source: county tax records.