39 Country Club Rd W · Allen, PA 18067

$110,000

2 bd · 2.0 ba · 1,080 sqft · Other · 28 Days on market

Built 2015

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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 +4.4/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful country living in this well-maintained mobile home nestled in the countryside of Northampton. Offering beautiful views and a serene setting, this home features 2 bedrooms and 2 full baths. The spacious living room includes a cozy pellet stove, while the kitchen provides plenty of functionality and style. Additional highlights include a separate laundry room, central air, a huge deck perfect for relaxing or entertaining, a storage shed, and off-street parking. Located directly across from a cornfield, you’ll love the wonderful open views and quiet surroundings.

Key facts

• Storage shed
• Huge deck
• Central air

Tags

• SEPARATE LAUNDRY ROOM
• CENTRAL AIR
• HUGE DECK
• STORAGE SHED
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: Ownership is land lease (not fee simple)
• HOA & community: Land lease: $645 monthly; 100 years of land lease remaining

Exterior

• Parking: Off-street parking
• Utilities: Community water; Public sewer
• Home design: Manufactured home; Single-story (all main living on one level indicated)
• Construction: Vinyl siding; Estimated year built; Above-grade and below-grade structures noted
• Exterior features: Lot located in a community (community water); Land lease for the site (monthly fee)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heat; Propane (leased) heating fuel; Central air conditioning; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% 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.
• 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $46k; list at $110k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.64% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.23%
• DSCR: 2.26
• GRM: 5.1

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: 20.5%
• Equity multiple: 1.82×
• Total profit: $25,239
• Equity at exit: $16,401

10-year hold

• IRR: 27.6%
• Equity multiple: 3.25×
• Total profit: $69,191
• Equity at exit: $9,511

Cash invested: $30,800 (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 18067

• Rents YoY: 1.3%
• Active inventory: 98
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $724

Break-even live

Break-even rent $886

Max offer price $110,000

Occupancy floor 55%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $110,000 Active 28 DOM
2. 2026-06-17
   days on market $110,000 Active 27 DOM
3. 2026-06-16
   days on market $110,000 Active 26 DOM
4. 2026-06-15
   days on market $110,000 Active 25 DOM
5. 2026-06-14
   days on market $110,000 Active 23 DOM
6. 2026-06-10
   pricedays on market $110,000 Active 20 DOM
7. 2026-06-09
   days on market $115,000 Active 19 DOM
8. 2026-06-08
   days on market $115,000 Active 18 DOM
9. 2026-06-07
   days on market $115,000 Active 17 DOM
10. 2026-06-05
    days on market $115,000 Active 14 DOM
11. 2026-06-03
    days on market $115,000 Active 13 DOM
12. 2026-06-02
    days on market $115,000 Active 12 DOM
13. 2026-06-01
    days on market $115,000 Active 11 DOM
14. 2026-05-31
    days on market $115,000 Active 10 DOM
15. 2026-05-31
    days on market $115,000 Active 9 DOM
16. 2026-05-21
    listed $115,000 Active
17. 2026-05-19
    listed $115,000 Active 587-char remark

    Show marketing remark (587 chars)

    Enjoy peaceful country living in this well-maintained mobile home nestled in the countryside of Northampton. Offering beautiful views and a serene setting, this home features 2 bedrooms and 2 full baths. The spacious living room includes a cozy pellet stove, while the kitchen provides plenty of functionality and style. Additional highlights include a separate laundry room, central air, a huge deck perfect for relaxing or entertaining, a storage shed, and off-street parking. Located directly across from a cornfield, you’ll love the wonderful open views and quiet surroundings.

18. 2019-03-15
    soldstatus $45,500 Sold 339-char remark

    Show marketing remark (339 chars)

    Better than new 3 year old mobile home with a beautiful view of the country * 2 Bedrooms * 2 Baths * Wood burning fireplace in living room * Modern kitchen * Laundry room * Central air * Huge deck * Shed * Off street parking * Truly move-in condition, just like brand new * Across from cornfield with a wonderful view

19. 2019-02-09
    status Pending 339-char remark

    Show marketing remark (339 chars)

    Better than new 3 year old mobile home with a beautiful view of the country * 2 Bedrooms * 2 Baths * Wood burning fireplace in living room * Modern kitchen * Laundry room * Central air * Huge deck * Shed * Off street parking * Truly move-in condition, just like brand new * Across from cornfield with a wonderful view

20. 2019-02-02
    price $49,500 339-char remark

    Show marketing remark (339 chars)

    Better than new 3 year old mobile home with a beautiful view of the country * 2 Bedrooms * 2 Baths * Wood burning fireplace in living room * Modern kitchen * Laundry room * Central air * Huge deck * Shed * Off street parking * Truly move-in condition, just like brand new * Across from cornfield with a wonderful view

21. 2018-10-08
    listed $50,000 Active 339-char remark

    Show marketing remark (339 chars)

    Better than new 3 year old mobile home with a beautiful view of the country * 2 Bedrooms * 2 Baths * Wood burning fireplace in living room * Modern kitchen * Laundry room * Central air * Huge deck * Shed * Off street parking * Truly move-in condition, just like brand new * Across from cornfield with a wonderful view

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$405/yr (+$34/mo · 43.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,637
• − Mortgage interest: −$6,162
• − Property taxes: −$927
• − Insurance: −$550
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$3,200
• Taxable income: $7,336
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $6,933/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 — Allen

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

+130.0% since first listed

6 events — show timeline

• 2026-05-21 Listed $115,000 BRIGHT MLS
• 2026-05-19 Listed $115,000 GLVRMLS
• 2019-03-15 Sold (MLS) $45,500 GLVRMLS
• 2019-02-09 Pending — GLVRMLS
• 2019-02-02 Price Changed $49,500 GLVRMLS
• 2018-10-08 Listed $50,000 GLVRMLS