465 Royal Manor Rd Lot 4 · Raubsville, PA 18042

$169,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 117 Days on market

Built 2024 Excellent condition $152/sqft · 44% below area Est $305k · 44% under $500/mo HOA · 25% of rent ↓ 19% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• 1% rule +6.9/10.0
• Condition / age +4.8/5.0
• Rent growth +3.7/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this brand-new manufactured home in Royal Manor Village, a peaceful and private residential community of 8 home sites, just 10 minutes from both Bethlehem and Easton, and only 5 minutes from I-78. Set against a backdrop of beautiful long-distance views, this home offers a quiet rural feel with easy access to major routes, shopping, and dining. Nature lovers will enjoy being close to outdoor attractions like the Delaware River and Canal, Fry’s Run Park, and Mariton Wildlife Sanctuary. Featuring three Bedrooms / two Baths and 1120 sq. ft of thoughtfully designed living space, this move-in ready home combines comfort, efficiency, and modern convenience. The community has been fully updated with a newly paved private road and, offering low-maintenance, living in a scenic setting. Water, sewer, roadway snowplowing, and common area grass cutting is included. Whether you are a first-time buyer, looking to downsize, or simply seeking a peaceful place to call home, this is a great opportunity to enjoy a fresh start in a beautifully finished new home.

Key facts

• Long-distance views
• Royal manor village
• Manufactured home

Tags

• MANUFACTURED HOME
• ROYAL MANOR VILLAGE
• LONG-DISTANCE VIEWS
• EASY ACCESS TO MAJOR ROUTES
• NEWLY PAVED PRIVATE ROAD
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-72 ($-863/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.1% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,021 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Wilson Area SD (suburban): math 28% / reading 52% proficiency, ranked #338 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 185 active listings in the ZIP; solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $154,609 (9.0% 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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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: 1.19% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 7.0

CMA / ARV

• ARV (median comp): $304,500
• List price: $169,900
• Delta: -44.20%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-27,738
• Equity at exit: $25,333

10-year hold

• IRR: -3.2%
• Equity multiple: 0.76×
• Total profit: $-11,450
• Equity at exit: $14,690

Cash invested: $47,572 (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 18042

• Rents YoY: 4.9%
• Active inventory: 185
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$500
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-72

Break-even live

Break-even rent $2,119

Max offer price $159,494

Occupancy floor 99%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: watersewersnow removal

Listing history 7 events

1. 2026-04-14
   price $169,900 1074-char remark

   Show marketing remark (1074 chars)

   Welcome to this brand-new manufactured home in Royal Manor Village, a peaceful and private residential community of 8 home sites, just 10 minutes from both Bethlehem and Easton, and only 5 minutes from I-78. Set against a backdrop of beautiful long-distance views, this home offers a quiet rural feel with easy access to major routes, shopping, and dining. Nature lovers will enjoy being close to outdoor attractions like the Delaware River and Canal, Fry’s Run Park, and Mariton Wildlife Sanctuary. Featuring three Bedrooms / two Baths and 1120 sq. ft of thoughtfully designed living space, this move-in ready home combines comfort, efficiency, and modern convenience. The community has been fully updated with a newly paved private road and, offering low-maintenance, living in a scenic setting. Water, sewer, roadway snowplowing, and common area grass cutting is included. Whether you are a first-time buyer, looking to downsize, or simply seeking a peaceful place to call home, this is a great opportunity to enjoy a fresh start in a beautifully finished new home.

2. 2026-02-01
   listed $189,900 Active 1074-char remark

   Show marketing remark (1074 chars)

   Welcome to this brand-new manufactured home in Royal Manor Village, a peaceful and private residential community of 8 home sites, just 10 minutes from both Bethlehem and Easton, and only 5 minutes from I-78. Set against a backdrop of beautiful long-distance views, this home offers a quiet rural feel with easy access to major routes, shopping, and dining. Nature lovers will enjoy being close to outdoor attractions like the Delaware River and Canal, Fry’s Run Park, and Mariton Wildlife Sanctuary. Featuring three Bedrooms / two Baths and 1120 sq. ft of thoughtfully designed living space, this move-in ready home combines comfort, efficiency, and modern convenience. The community has been fully updated with a newly paved private road and, offering low-maintenance, living in a scenic setting. Water, sewer, roadway snowplowing, and common area grass cutting is included. Whether you are a first-time buyer, looking to downsize, or simply seeking a peaceful place to call home, this is a great opportunity to enjoy a fresh start in a beautifully finished new home.

3. 2026-01-29
   historical
4. 2026-01-21
   historical
5. 2025-11-25
   price $189,900
6. 2025-09-10
   listed $209,900 Active
7. 2025-08-28
   listed $209,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,338
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$6,000
• − Depreciation: −$4,943
• Taxable loss: −$3,414
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $-44/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 · 13 photos

Excellent 95/100 None rehab

This move-in ready manufactured home is in excellent condition with modern finishes and a well-maintained exterior. It offers a peaceful rural setting with easy access to major routes and local attractions.

Value-add opportunities

• Resale Painting the exterior siding and deck — A fresh coat of paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Resale Landscaping improvements — Adding more plants and flowers can enhance the curb appeal and make the home more attractive to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and deck — A fresh coat of paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Resale Landscaping improvements — Adding more plants and flowers can enhance the curb appeal and make the home more attractive to potential buyers. ↑

ⓘ 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: Wilson Area SD
• NCES district ID: 4226550
• Math proficiency: 28% ▼ -29.00%
• Reading proficiency: 52% ▼ -21.00%
• Median HH income: $58,534
• Composite: 35.22/100
• National rank: #4984
• State rank: #338 of 539 in PA

Livability — Raubsville

• Score: 66/100
• State rank: #1021
• US rank: #11295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raubsville, PA
• County: Northampton County · 236,814 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 45,532
• Household income: $77,556
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1590.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 3% Polish 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Arabic 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: ▼ -460.52%
• Current HPI: 254.8776
• Rent YoY: ▲ 4.94%
• 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

-19.1% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $169,900 GLVRMLS
• 2026-02-01 Listed $189,900 GLVRMLS
• 2026-01-29 Listing Removed — GLVRMLS
• 2026-01-21 Listing Removed — BRIGHT MLS
• 2025-11-25 Price Changed $189,900 GLVRMLS
• 2025-09-10 Listed $209,900 GLVRMLS
• 2025-08-28 Listed $209,900 BRIGHT MLS