1190 Grange Rd Unit W11 · Upper Macungie, PA 18106

$110,000

3 bd · 2.0 ba · 1,404 sqft · Land public records · 5 Days on market

Built 2000 $819/mo HOA · 39% of rent ↓ 12% 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).

• Cash flow +19.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Red Maple — offering affordable, family-friendly living in a well-maintained manufactured home community. This spacious home features an open floor plan with 3 bedrooms and 2 full bathrooms designed for comfortable everyday living. The primary suite offers abundant closet space and a relaxing jetted tub, creating a private retreat at the end of the day. The home includes two convenient entryways, with the rear entrance opening into a practical mudroom/laundry area to help keep life organized. Recent updates include all new windows with a transferable warranty for added value and peace of mind. Mini-split system provide efficient cooling and added comfort throughout the home

Key facts

• Open floor plan
• Mudroom laundry area
• Mini-split system

Tags

• OPEN FLOOR PLAN
• PRIMARY SUITE
• JETTED TUB
• MUDROOM LAUNDRY AREA
• NEW WINDOWS
• MINI-SPLIT SYSTEM

Property features AI

Exterior

• Parking: 2-car garage; Carport; Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story; U-Urban zoning
• Construction: Aluminum siding; Asphalt/fiberglass roof; Year built: unknown
• Exterior features: Propane tank (leased); Mobile home

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Kitchen island
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless cooling; Ductless heating; Propane heating; Has heating and cooling
• Interior features: Dining area; Separate/formal dining room; Kitchen island
• Laundry & utility: Washer; Electric dryer; Washer hookup; Dryer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $110k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Parkland SD (suburban): math 59% / reading 70% proficiency, ranked #40 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 34 active listings in the ZIP; 1 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 $761 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.

Negotiation context

• Only 5 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 39% 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 $110,000

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: 1.91% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 4.4

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-9,937
• Equity at exit: $16,401

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $2,927
• 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 18106

• Home prices YoY: -20.6%
• Active inventory: 34
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$46
• HOA: −$819
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $116

Break-even live

Break-even rent $1,953

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $178	-5% $147	+0% $116	+5% $85	+10% $54
Rent	-10% $-50	-5% $33	+0% $116	+5% $199	+10% $282
Rate	-1.0pp $171	-0.5pp $144	base $116	+0.5pp $87	+1.0pp $58

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5650 Greens Dr Allentown, PA	3.0	1.5	1465	$2,100	$1.43	19d	1	0.77mi

HOA detail

• Monthly dues: $819 · $9,828/yr

Listing history 6 events

1. 2026-06-18
   days on market $110,000 Active 5 DOM
2. 2026-06-17
   days on market $110,000 Active 4 DOM
3. 2026-06-16
   days on market $110,000 Active 3 DOM
4. 2026-06-15
   days on market $110,000 Active 2 DOM
5. 2026-06-14
   remarks 693-char remark
6. 2026-06-14
   listed $110,000 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: $1,218 · $102/mo
• Projected year-2 tax: $1,478 · $123/mo
• Expected delta: +$260/yr (+$22/mo · 21.3%)

ⓘ 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 16% 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: $25,200
• − Mortgage interest: −$6,162
• − Property taxes: −$1,218
• − Insurance: −$550
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$9,828
• − Depreciation: −$3,200
• Taxable income: $210
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,339/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: Parkland SD
• NCES district ID: 4218510
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $77,976
• Composite: 57.44/100
• National rank: #1074
• State rank: #40 of 539 in PA

Livability — Upper 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

-12.0% since first listed

5 events — show timeline

• 2026-06-13 Listed $110,000 GLVRMLS
• 2026-05-01 Listing Removed — GLVRMLS
• 2026-04-25 Price Changed $111,000 GLVRMLS
• 2026-04-08 Price Changed $117,500 GLVRMLS
• 2026-03-09 Listed $125,000 GLVRMLS

Property tax history

+2.2%/yr

Latest (2026): $1,218 · +3.3% YoY. Source: county tax records.