12 Roth Ave · Longswamp, PA 19539

$34,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 13 Days on market

Built 1993 $31/sqft · 85% below area $790/mo HOA · 41% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 Country View in the Brandywine Heights School District, nestled in the peaceful community of Mertztown. This 3-bedroom home offers comfortable living spaces and is ready for its next owner to bring it to life. The spacious master suite is partially finished with a functioning toilet and roughed-in plumbing, giving you a blank slate to complete it with your own style and finishes. The large kitchen flows nicely into the adjacent dining area, ideal for both formal meals and casual entertaining. You’ll also love the modern laundry room with brand-new cabinetry for added convenience. A large bonus room provides tons of flexibility and can easily become a home office, playroom, game room, or entertainment space. Outside, you’ll enjoy the convenience of an extra storage shed.

Key facts

• Modern laundry room
• Large kitchen
• Adjacent dining area

Tags

• SPACIOUS MASTER SUITE
• FUNCTIONING TOILET
• ROUGHED-IN PLUMBING
• LARGE KITCHEN
• ADJACENT DINING AREA
• MODERN LAUNDRY ROOM

Property features AI

Finance

• Other: Not in a federal flood zone
• Financial info: Ground rent paid annually
• HOA & community: HOA fee $790 per month

Exterior

• Parking: Driveway parking (2 spaces); On-street parking; Total of 2 garage/parking spaces
• Utilities: Electric cooling fuel; Oil heating fuel; Community water; Community septic tank; No municipal trash service
• Home design: Manufactured single-wide home (Fleetwood); Frame construction with T-1-11 and vinyl siding; Shingle roof; Entry level/main living on one level; Fee simple ownership
• Construction: Frame construction with T-1-11 and vinyl siding; Shingle roof; Building not winterized
• Exterior features: Sidewalks; Deck(s); Shed; Park: Country View

Interior

• Kitchen: Electric oven/range; Range hood; Dishwasher
• Bedrooms: Three main-level bedrooms (including a master bedroom)
• Flooring: Carpet; Laminate plank; Rough-in (flooring)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (oil-fired); Ceiling fans and window air conditioning units; Electric hot water
• Interior features: Living room, dining room, family room; 2+ access exits; No basement; Finished above-grade living area per assessor
• Laundry & utility: Stacked washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Brandywine Heights Area SD (suburban): math 48% / reading 66% proficiency, ranked #241 of 658 in PA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 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 41% of rent.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,900

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.59% ✓
• Cap rate: 23.69%
• Cash-on-cash: 62.13%
• DSCR: 3.76
• GRM: 1.5

CMA / ARV

• ARV (median comp): $240,088
• List price: $34,900
• Delta: -85.46%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 61.7%
• Equity multiple: 3.77×
• Total profit: $27,087
• Equity at exit: $5,204

10-year hold

• IRR: 66.4%
• Equity multiple: 7.88×
• Total profit: $67,183
• Equity at exit: $3,018

Cash invested: $9,772 (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 19539

• Home prices YoY: -5.1%
• Active inventory: 26
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$15
• HOA: −$790
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $506

Break-even live

Break-even rent $1,310

Max offer price $34,900

Occupancy floor 69%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Barclay St Mertztown, PA	2.0	1.5	1000	$1,950	$1.95	43d	1	0.53mi

HOA detail

• Monthly dues: $790 · $9,480/yr

Listing history 4 events

1. 2026-05-13
   status Pending 803-char remark

   Show marketing remark (803 chars)

   Welcome to Country View in the Brandywine Heights School District, nestled in the peaceful community of Mertztown. This 3-bedroom home offers comfortable living spaces and is ready for its next owner to bring it to life. The spacious master suite is partially finished with a functioning toilet and roughed-in plumbing, giving you a blank slate to complete it with your own style and finishes. The large kitchen flows nicely into the adjacent dining area, ideal for both formal meals and casual entertaining. You’ll also love the modern laundry room with brand-new cabinetry for added convenience. A large bonus room provides tons of flexibility and can easily become a home office, playroom, game room, or entertainment space. Outside, you’ll enjoy the convenience of an extra storage shed.

2. 2026-05-13
   status Pending 803-char remark

   Show marketing remark (803 chars)

   Welcome to Country View in the Brandywine Heights School District, nestled in the peaceful community of Mertztown. This 3-bedroom home offers comfortable living spaces and is ready for its next owner to bring it to life. The spacious master suite is partially finished with a functioning toilet and roughed-in plumbing, giving you a blank slate to complete it with your own style and finishes. The large kitchen flows nicely into the adjacent dining area, ideal for both formal meals and casual entertaining. You’ll also love the modern laundry room with brand-new cabinetry for added convenience. A large bonus room provides tons of flexibility and can easily become a home office, playroom, game room, or entertainment space. Outside, you’ll enjoy the convenience of an extra storage shed.

3. 2026-04-30
   listed $34,900 Active 803-char remark

   Show marketing remark (803 chars)

   Welcome to Country View in the Brandywine Heights School District, nestled in the peaceful community of Mertztown. This 3-bedroom home offers comfortable living spaces and is ready for its next owner to bring it to life. The spacious master suite is partially finished with a functioning toilet and roughed-in plumbing, giving you a blank slate to complete it with your own style and finishes. The large kitchen flows nicely into the adjacent dining area, ideal for both formal meals and casual entertaining. You’ll also love the modern laundry room with brand-new cabinetry for added convenience. A large bonus room provides tons of flexibility and can easily become a home office, playroom, game room, or entertainment space. Outside, you’ll enjoy the convenience of an extra storage shed.

4. 2026-04-30
   listed $34,900 Active 803-char remark

   Show marketing remark (803 chars)

   Welcome to Country View in the Brandywine Heights School District, nestled in the peaceful community of Mertztown. This 3-bedroom home offers comfortable living spaces and is ready for its next owner to bring it to life. The spacious master suite is partially finished with a functioning toilet and roughed-in plumbing, giving you a blank slate to complete it with your own style and finishes. The large kitchen flows nicely into the adjacent dining area, ideal for both formal meals and casual entertaining. You’ll also love the modern laundry room with brand-new cabinetry for added convenience. A large bonus room provides tons of flexibility and can easily become a home office, playroom, game room, or entertainment space. Outside, you’ll enjoy the convenience of an extra storage shed.

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $564 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $23,400
• − Mortgage interest: −$1,955
• − Property taxes: −$564
• − Insurance: −$174
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$9,480
• − Depreciation: −$1,015
• Taxable income: $6,468
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $4,519/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: Brandywine Heights Area SD
• NCES district ID: 4204050
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $62,904
• Composite: 51.52/100
• National rank: #3670
• State rank: #241 of 658 in PA

Livability — Longswamp

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

Census & demographics

• Population (ZIP): 4,112

Population outlook (Berks County) Hauer SSP2

• Today (2025): 425,767 people
• By 2030: 428,814 · +0.7%
• By 2040: 433,463 · +1.8%
• By 2050: 439,426 · +3.2%
• By 2075: 478,647 · +12.4%
• By 2100: 518,507 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Polish 9% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Berks

• 2024 margin: R (+12.2) · D 43.4% · R 55.6%
• 2008→2024 swing: -21.4pp toward R · 2008: 9.2pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+8.2 2016: R+10.2 2012: R+0.6 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.38%
• Current HPI: 269.7792
• 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

• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-13 Pending — GLVRMLS
• 2026-04-30 Listed $34,900 GLVRMLS
• 2026-04-30 Listed $34,900 BRIGHT MLS

Property tax history

+6.2%/yr

Latest (2026): $564 · +0.0% YoY. Source: county tax records.