5002 Route 309 #1090 · Coopersburg, PA 18034

$125,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 31 Days on market

Built 2023 Good condition $112/sqft · 66% below area

---

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 +6.1/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

Welcome to Saucon Crossings! This beautifully maintained 3 BR, 2 BA Manufactured home offers 1,100+ SF of thoughtfully designed living space with a bright, open-concept layout. The modern Eat-in Kitchen features counter seating, propane cooking, stainless steel appliances and abundant cabinetry—including a Butler’s pantry for added storage and prep space. A convenient laundry area is located just off the kitchen. The spacious Living Rm is perfect for relaxing or entertaining, highlighted by a stylish feature wall. The Primary Suite is privately tucked away on one side of the home and offers a generous walk-in closet and a lovely Ensuite Bath with double vanity and stand-up shower. On the opposite side, you’ll find two nicely sized Bedrooms—one with its own walk-in closet—along with a Full Hall Bath featuring a tub/shower combination. Nestled toward the back of the community, this home enjoys a peaceful setting with a wooded backdrop. Lot rent is $600 and includes sewer and trash. Conveniently located with easy access to major thoroughfares and just minutes from shopping, dining and everyday amenities—this is low-maintenance living at its best!

Key facts

• Double vanity
• Laundry area
• Walk-in closet

Tags

• EAT-IN KITCHEN
• BUTLER'S PANTRY
• LAUNDRY AREA
• WALK-IN CLOSET
• ENSUITE BATH
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 3.9% in Coopersburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#151 in PA, #1,261 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Southern Lehigh SD (suburban): math 60% / reading 76% proficiency, ranked #25 of 539 in PA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 26 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 15.55%
• Cash-on-cash: 33.07%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $367,223
• List price: $125,000
• Delta: -65.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5002 Route 309 #1090	0.00mi	3/2.0	1,120 (0%)	1mo	$120,000	$107	99
4777 Apple Ln	0.27mi	3/1.5	1,124 (+0%)	8mo	$399,500	$355	78
4177 Chestnut Dr	0.12mi	3/1.0	1,162 (+4%)	8mo	$385,000	$331	78
3843 E Hopewell Rd	0.36mi	3/1.0	1,063 (-5%)	5mo	$350,000	$329	67
4717 Lanark Rd	0.29mi	3/2.0	1,253 (+12%)	20mo	$390,000	$311	50
5180 Camp Meeting	0.63mi	3/1.5	1,000 (-11%)	6mo	$300,000	$300	46
3745 S S Saucon Ave	0.50mi	4/2.0 (+1)	1,012 (-10%)	23mo	$395,000	$390	37
4327 Lanark Rd	0.69mi	3/1.0	1,259 (+12%)	12mo	$295,000	$234	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.18×
• Total profit: $41,211
• Equity at exit: $18,638

10-year hold

• IRR: 35.7%
• Equity multiple: 4.29×
• Total profit: $115,131
• Equity at exit: $10,808

Cash invested: $35,000 (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 18034

• Home prices YoY: -3.4%
• Active inventory: 26
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,314 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $965

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,051	-5% $1,008	+0% $965	+5% $921	+10% $878
Rent	-10% $782	-5% $873	+0% $965	+5% $1,056	+10% $1,147
Rate	-1.0pp $1,027	-0.5pp $996	base $965	+0.5pp $932	+1.0pp $899

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4872 Orchard Dr Center Valley, PA	4.0	2.0	1032	$2,300	$2.23	24d	1	0.14mi
5454 Camp Meeting Rd Center Valley, PA	3.0	1.5	1277	$2,375	$1.86	15d	1	0.56mi

Listing history 8 events

1. 2026-05-14
   soldstatus $120,000 Closed 1197-char remark

   Show marketing remark (1197 chars)

   Welcome to Saucon Crossings! This beautifully maintained 3 BR, 2 BA Manufactured home offers 1,100+ SF of thoughtfully designed living space with a bright, open-concept layout. The modern Eat-in Kitchen features counter seating, propane cooking, stainless steel appliances and abundant cabinetry—including a Butler’s pantry for added storage and prep space. A convenient laundry area is located just off the kitchen. The spacious Living Rm is perfect for relaxing or entertaining, highlighted by a stylish feature wall. The Primary Suite is privately tucked away on one side of the home and offers a generous walk-in closet and a lovely Ensuite Bath with double vanity and stand-up shower. On the opposite side, you’ll find two nicely sized Bedrooms—one with its own walk-in closet—along with a Full Hall Bath featuring a tub/shower combination. Nestled toward the back of the community, this home enjoys a peaceful setting with a wooded backdrop. Lot rent is $600 and includes sewer and trash. Conveniently located with easy access to major thoroughfares and just minutes from shopping, dining and everyday amenities—this is low-maintenance living at its best!

2. 2026-05-04
   status Pending 1197-char remark

   Show marketing remark (1197 chars)

   Welcome to Saucon Crossings! This beautifully maintained 3 BR, 2 BA Manufactured home offers 1,100+ SF of thoughtfully designed living space with a bright, open-concept layout. The modern Eat-in Kitchen features counter seating, propane cooking, stainless steel appliances and abundant cabinetry—including a Butler’s pantry for added storage and prep space. A convenient laundry area is located just off the kitchen. The spacious Living Rm is perfect for relaxing or entertaining, highlighted by a stylish feature wall. The Primary Suite is privately tucked away on one side of the home and offers a generous walk-in closet and a lovely Ensuite Bath with double vanity and stand-up shower. On the opposite side, you’ll find two nicely sized Bedrooms—one with its own walk-in closet—along with a Full Hall Bath featuring a tub/shower combination. Nestled toward the back of the community, this home enjoys a peaceful setting with a wooded backdrop. Lot rent is $600 and includes sewer and trash. Conveniently located with easy access to major thoroughfares and just minutes from shopping, dining and everyday amenities—this is low-maintenance living at its best!

3. 2026-05-04
   status Pending 1197-char remark

   Show marketing remark (1197 chars)

   Welcome to Saucon Crossings! This beautifully maintained 3 BR, 2 BA Manufactured home offers 1,100+ SF of thoughtfully designed living space with a bright, open-concept layout. The modern Eat-in Kitchen features counter seating, propane cooking, stainless steel appliances and abundant cabinetry—including a Butler’s pantry for added storage and prep space. A convenient laundry area is located just off the kitchen. The spacious Living Rm is perfect for relaxing or entertaining, highlighted by a stylish feature wall. The Primary Suite is privately tucked away on one side of the home and offers a generous walk-in closet and a lovely Ensuite Bath with double vanity and stand-up shower. On the opposite side, you’ll find two nicely sized Bedrooms—one with its own walk-in closet—along with a Full Hall Bath featuring a tub/shower combination. Nestled toward the back of the community, this home enjoys a peaceful setting with a wooded backdrop. Lot rent is $600 and includes sewer and trash. Conveniently located with easy access to major thoroughfares and just minutes from shopping, dining and everyday amenities—this is low-maintenance living at its best!

4. 2026-04-03
   listed $125,000 Active 1197-char remark

   Show marketing remark (1197 chars)

   Welcome to Saucon Crossings! This beautifully maintained 3 BR, 2 BA Manufactured home offers 1,100+ SF of thoughtfully designed living space with a bright, open-concept layout. The modern Eat-in Kitchen features counter seating, propane cooking, stainless steel appliances and abundant cabinetry—including a Butler’s pantry for added storage and prep space. A convenient laundry area is located just off the kitchen. The spacious Living Rm is perfect for relaxing or entertaining, highlighted by a stylish feature wall. The Primary Suite is privately tucked away on one side of the home and offers a generous walk-in closet and a lovely Ensuite Bath with double vanity and stand-up shower. On the opposite side, you’ll find two nicely sized Bedrooms—one with its own walk-in closet—along with a Full Hall Bath featuring a tub/shower combination. Nestled toward the back of the community, this home enjoys a peaceful setting with a wooded backdrop. Lot rent is $600 and includes sewer and trash. Conveniently located with easy access to major thoroughfares and just minutes from shopping, dining and everyday amenities—this is low-maintenance living at its best!

5. 2026-04-03
   listed $125,000 Active 1197-char remark

   Show marketing remark (1197 chars)

   Welcome to Saucon Crossings! This beautifully maintained 3 BR, 2 BA Manufactured home offers 1,100+ SF of thoughtfully designed living space with a bright, open-concept layout. The modern Eat-in Kitchen features counter seating, propane cooking, stainless steel appliances and abundant cabinetry—including a Butler’s pantry for added storage and prep space. A convenient laundry area is located just off the kitchen. The spacious Living Rm is perfect for relaxing or entertaining, highlighted by a stylish feature wall. The Primary Suite is privately tucked away on one side of the home and offers a generous walk-in closet and a lovely Ensuite Bath with double vanity and stand-up shower. On the opposite side, you’ll find two nicely sized Bedrooms—one with its own walk-in closet—along with a Full Hall Bath featuring a tub/shower combination. Nestled toward the back of the community, this home enjoys a peaceful setting with a wooded backdrop. Lot rent is $600 and includes sewer and trash. Conveniently located with easy access to major thoroughfares and just minutes from shopping, dining and everyday amenities—this is low-maintenance living at its best!

6. 2023-12-08
   soldstatus $115,000 Closed
7. 2023-11-09
   status Pending
8. 2023-10-24
   listed $119,900 Active

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

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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,773
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$3,636
• Taxable income: $10,191
• Est. tax owed @ 24.0%: −$2,446
• After-tax cash flow: $9,129/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully maintained 3 BR, 2 BA manufactured home offers 1,100+ SF of thoughtfully designed living space with a bright, open-concept layout. The home is in good condition with modern updates and is ready for immediate occupancy.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and increase rental value
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and increase rental value ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

ⓘ 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: Southern Lehigh SD
• NCES district ID: 4222350
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $82,600
• Composite: 60.76/100
• National rank: #823
• State rank: #25 of 539 in PA

Livability — Coopersburg

• Score: 82/100
• State rank: #151
• US rank: #1261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,581
• Population (ZIP): 9,501

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 3% Chinese 2% Other Indo-European 1%

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: ▼ -8.86%
• Current HPI: 254.4243
• 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

+0.1% since first listed

8 events — show timeline

• 2026-05-14 Sold (MLS) $120,000 BRIGHT MLS
• 2026-05-04 Pending — GLVRMLS
• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-03 Listed $125,000 GLVRMLS
• 2026-04-03 Listed $125,000 BRIGHT MLS
• 2023-12-08 Sold (MLS) $115,000 BRIGHT MLS
• 2023-11-09 Pending — BRIGHT MLS
• 2023-10-24 Listed $119,900 BRIGHT MLS