1170 Grange Rd Unit R5 · Lower Macungie, PA 18106

$85,000

3 bd · 2.0 ba · 1,680 sqft · Land public records · 7 Days on market

Built 1990 $819/mo HOA · 35% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• 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 this cozy and well-maintained double-wide mobile home in Red Maple Acres Park, offering a comfortable, open layout with thoughtful updates throughout. Enter from the large covered front porch, ideal for relaxing or enjoying the outdoors in a sheltered setting, into the inviting living room. This area features a classic brick wood-burning fireplace, creating a warm and welcoming focal point. Just off the main living area, a versatile bonus room provides flexible space for a family room, den, home office or potential fourth bedroom. The kitchen and dining area, with updated Pergo flooring installed in December 2025, flow easily, making everyday living and entertaining convenient. The primary bedroom offers a private split layout retreat with a walk-in closet and its own full bathroom ensuite. Two additional spacious bedrooms are located on the opposite side for added privacy, and provide comfortable accommodations and flexibility. They are serviced by the updated full hall bathroom. A decided laundry room provides access to the rear and the washer and dryer are included for added convenience. Exterior features include two sheds, one of which has been recently rebuilt, offering excellent storage or workspace options. A new roof was installed in September 2025 which provides added value and peace of mind. Red Maple Acres is a well-maintained community with easy access to local schools, shopping, and is close to Dorney Park. With its combination of updates and flexible living space, this home presents a great opportunity for comfortable everyday living.

Key facts

• Walk-in closet
• Versatile bonus room
• Parking

Tags

• LARGE COVERED FRONT PORCH
• BRICK WOOD-BURNING FIREPLACE
• VERSATILE BONUS ROOM
• UPDATED PERGO FLOORING
• PRIVATE SPLIT LAYOUT RETREAT
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Association fee includes snow removal; Property is on a land lease (monthly land lease of $819; 127 years remaining)

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Double-wide mobile home (pre-1976)
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built year recorded by assessor
• Exterior features: Porch(es); Shed; Above-grade and below-grade structures noted

Interior

• Kitchen: Built-in microwave; Dishwasher; Self-cleaning oven; Single oven; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating with central system and heat pump(s); Electric heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: Kitchen island and eat-in kitchen; Pantry; Main-floor laundry; Wood-burning fireplace (1)
• Laundry & utility: Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $85k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• East Penn SD (suburban): math 43% / reading 65% proficiency, ranked #103 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 34 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

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: 2.78% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.94%
• DSCR: 2.11
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 1.77×
• Total profit: $18,250
• Equity at exit: $12,674

10-year hold

• IRR: 27.4%
• Equity multiple: 3.46×
• Total profit: $58,562
• Equity at exit: $7,349

Cash invested: $23,800 (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 18106

• Home prices YoY: -20.6%
• Active inventory: 34
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,361 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$35
• HOA: −$819
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $495

Break-even live

Break-even rent $1,735

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $543	-5% $519	+0% $495	+5% $471	+10% $447
Rent	-10% $308	-5% $401	+0% $495	+5% $588	+10% $681
Rate	-1.0pp $538	-0.5pp $516	base $495	+0.5pp $473	+1.0pp $450

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5650 Greens Dr Allentown, PA	3.0	1.5	1465	$2,100	$1.43	20d	1	0.60mi
324 Wolf Dr Allentown, PA	4.0	2.0	1914	$2,700	$1.41	44d	1	0.79mi

HOA detail

• Monthly dues: $819 · $9,828/yr

Listing history 5 events

1. 2026-06-09
   statuslisting id $85,000 Pending 7 DOM
2. 2026-04-30
   historical Active Under Contract

   Show marketing remark (1585 chars)

   Welcome to this cozy and well-maintained double-wide mobile home in Red Maple Acres Park, offering a comfortable, open layout with thoughtful updates throughout. Enter from the large covered front porch, ideal for relaxing or enjoying the outdoors in a sheltered setting, into the inviting living room. This area features a classic brick wood-burning fireplace, creating a warm and welcoming focal point. Just off the main living area, a versatile bonus room provides flexible space for a family room, den, home office or potential fourth bedroom. The kitchen and dining area, with updated Pergo flooring installed in December 2025, flow easily, making everyday living and entertaining convenient. The primary bedroom offers a private split layout retreat with a walk-in closet and its own full bathroom ensuite. Two additional spacious bedrooms are located on the opposite side for added privacy, and provide comfortable accommodations and flexibility. They are serviced by the updated full hall bathroom. A decided laundry room provides access to the rear and the washer and dryer are included for added convenience. Exterior features include two sheds, one of which has been recently rebuilt, offering excellent storage or workspace options. A new roof was installed in September 2025 which provides added value and peace of mind. Red Maple Acres is a well-maintained community with easy access to local schools, shopping, and is close to Dorney Park. With its combination of updates and flexible living space, this home presents a great opportunity for comfortable everyday living.

3. 2026-04-30
   status Pending 1585-char remark

   Show marketing remark (1585 chars)

   Welcome to this cozy and well-maintained double-wide mobile home in Red Maple Acres Park, offering a comfortable, open layout with thoughtful updates throughout. Enter from the large covered front porch, ideal for relaxing or enjoying the outdoors in a sheltered setting, into the inviting living room. This area features a classic brick wood-burning fireplace, creating a warm and welcoming focal point. Just off the main living area, a versatile bonus room provides flexible space for a family room, den, home office or potential fourth bedroom. The kitchen and dining area, with updated Pergo flooring installed in December 2025, flow easily, making everyday living and entertaining convenient. The primary bedroom offers a private split layout retreat with a walk-in closet and its own full bathroom ensuite. Two additional spacious bedrooms are located on the opposite side for added privacy, and provide comfortable accommodations and flexibility. They are serviced by the updated full hall bathroom. A decided laundry room provides access to the rear and the washer and dryer are included for added convenience. Exterior features include two sheds, one of which has been recently rebuilt, offering excellent storage or workspace options. A new roof was installed in September 2025 which provides added value and peace of mind. Red Maple Acres is a well-maintained community with easy access to local schools, shopping, and is close to Dorney Park. With its combination of updates and flexible living space, this home presents a great opportunity for comfortable everyday living.

4. 2026-04-23
   listed $85,000 Active

   Show marketing remark (1585 chars)

   Welcome to this cozy and well-maintained double-wide mobile home in Red Maple Acres Park, offering a comfortable, open layout with thoughtful updates throughout. Enter from the large covered front porch, ideal for relaxing or enjoying the outdoors in a sheltered setting, into the inviting living room. This area features a classic brick wood-burning fireplace, creating a warm and welcoming focal point. Just off the main living area, a versatile bonus room provides flexible space for a family room, den, home office or potential fourth bedroom. The kitchen and dining area, with updated Pergo flooring installed in December 2025, flow easily, making everyday living and entertaining convenient. The primary bedroom offers a private split layout retreat with a walk-in closet and its own full bathroom ensuite. Two additional spacious bedrooms are located on the opposite side for added privacy, and provide comfortable accommodations and flexibility. They are serviced by the updated full hall bathroom. A decided laundry room provides access to the rear and the washer and dryer are included for added convenience. Exterior features include two sheds, one of which has been recently rebuilt, offering excellent storage or workspace options. A new roof was installed in September 2025 which provides added value and peace of mind. Red Maple Acres is a well-maintained community with easy access to local schools, shopping, and is close to Dorney Park. With its combination of updates and flexible living space, this home presents a great opportunity for comfortable everyday living.

5. 2026-04-23
   listed $85,000 Active 1585-char remark

   Show marketing remark (1585 chars)

   Welcome to this cozy and well-maintained double-wide mobile home in Red Maple Acres Park, offering a comfortable, open layout with thoughtful updates throughout. Enter from the large covered front porch, ideal for relaxing or enjoying the outdoors in a sheltered setting, into the inviting living room. This area features a classic brick wood-burning fireplace, creating a warm and welcoming focal point. Just off the main living area, a versatile bonus room provides flexible space for a family room, den, home office or potential fourth bedroom. The kitchen and dining area, with updated Pergo flooring installed in December 2025, flow easily, making everyday living and entertaining convenient. The primary bedroom offers a private split layout retreat with a walk-in closet and its own full bathroom ensuite. Two additional spacious bedrooms are located on the opposite side for added privacy, and provide comfortable accommodations and flexibility. They are serviced by the updated full hall bathroom. A decided laundry room provides access to the rear and the washer and dryer are included for added convenience. Exterior features include two sheds, one of which has been recently rebuilt, offering excellent storage or workspace options. A new roof was installed in September 2025 which provides added value and peace of mind. Red Maple Acres is a well-maintained community with easy access to local schools, shopping, and is close to Dorney Park. With its combination of updates and flexible living space, this home presents a great opportunity for comfortable everyday living.

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,092 · $91/mo
• Expected delta: +$251/yr (+$21/mo · 29.8%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $28,329
• − Mortgage interest: −$4,761
• − Property taxes: −$841
• − Insurance: −$425
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − HOA: −$9,828
• − Depreciation: −$2,473
• Taxable income: $5,468
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $4,624/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: East Penn SD
• NCES district ID: 4208550
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $70,679
• Composite: 47.99/100
• National rank: #2200
• State rank: #103 of 539 in PA

Livability — Lower Macungie

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

Census & demographics

• Population (ZIP): 6,437

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Asian 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 5% Polish 2% Slovak 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 8% 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: ▼ -73.06%
• Current HPI: 282.1496
• 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

4 events — show timeline

• 2026-04-30 Contingent — BRIGHT MLS
• 2026-04-30 Pending — GLVRMLS
• 2026-04-23 Listed $85,000 GLVRMLS
• 2026-04-23 Listed $85,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $841 · +3.3% YoY. Source: county tax records.