The Pine Plan · Longswamp, PA 18062

$180,000

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 193 Days on market

Good condition

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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 +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hereford Homes proudly presents The Pine, a beautifully designed 3-bedroom, 2-bath home that offers the perfect blend of comfort, function, and style. With 1,493 sq. ft. of thoughtfully planned living space, this home is available at The Reserve at Mountain Village-a new all-age community nestled in Berks County's scenic rolling hills, in the beautiful countryside of Macungie, PA. It's conveniently located just minutes from Trexlertown, Allentown, Bethlehem, and the greater Lehigh Valley. The Pine features a bright and open layout with a spacious living room, gourmet kitchen with a large center island, and an inviting dining area. The private primary suite includes a walk-in closet and a large en-suite bath. Home Features: • 3 bedrooms, 2 full bathrooms • Bright, open-concept living room with abundant natural light • Spacious kitchen with center island & adjoining dining area • Private primary suite with walk-in closet & full en-suite bath • Welcoming covered front porch with composite decking • Private driveway, storage shed & landscape package included • Energy-efficient construction for comfort & savings Community Highlights at The Reserve at Mountain Village: • Lighted sidewalks & scenic nature trail • Full-time management & 24-hour community maintenance • Outstanding Brandywine Heights Area School District • Convenient to shopping, dining & major roadways Contact Hereford Homes today to customize this thoughtfully designed floorplan!

Key facts

• Large center island
• Walk-in closet
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• LARGE CENTER ISLAND
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• LARGE EN-SUITE BATH
• WELCOMING COVERED FRONT PORCH

🏗️ New construction. The $180,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $133,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% 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.
• 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: Rents flat; 157 active listings in the ZIP; high-income renter base; 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 $926 of loan paydown is wiped out by about $4k 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 + 0.1% rent growth), your $37k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 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

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

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.87% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.85%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $133,900
• List price: $180,000
• Delta: 34.43%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Haddon Dr	0.40mi	3/2.0	1,344 (-10%)	2mo	$133,900	$100	63

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.03×
• Total profit: $38,652
• Equity at exit: $19,965

10-year hold

• IRR: 31.8%
• Equity multiple: 3.49×
• Total profit: $93,245
• Equity at exit: $11,577

Cash invested: $37,492 (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 18062

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 157
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,510 medium
• Mortgage (P&I): −$702
• Tax est. 1.5%: −$167 /mo · $2,008/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,058

Break-even live

Break-even rent $1,171

Max offer price $133,900

Occupancy floor 53%

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $180,000 Active 193 DOM
2. 2026-06-17
   days on market $180,000 Active 192 DOM
3. 2026-06-16
   days on market $180,000 Active 191 DOM
4. 2026-06-15
   days on market $180,000 Active 190 DOM
5. 2026-06-14
   days on market $180,000 Active 188 DOM
6. 2026-06-13
   days on market $180,000 Active 187 DOM
7. 2026-06-10
   days on market $180,000 Active 185 DOM
8. 2026-06-09
   days on market $180,000 Active 184 DOM
9. 2026-06-08
   days on market $180,000 Active 183 DOM
10. 2026-06-07
    days on market $180,000 Active 182 DOM
11. 2026-06-05
    days on market $180,000 Active 179 DOM
12. 2026-06-03
    days on market $180,000 Active 178 DOM
13. 2026-06-02
    days on market $180,000 Active 177 DOM
14. 2026-06-01
    days on market $180,000 Active 176 DOM
15. 2026-05-31
    days on market $180,000 Active 175 DOM
16. 2026-05-31
    days on market $180,000 Active 174 DOM
17. 2026-04-25
    status Active 1561-char remark

    Show marketing remark (1561 chars)

    Hereford Homes proudly presents The Pine, a beautifully designed 3-bedroom, 2-bath home that offers the perfect blend of comfort, function, and style. With 1,493 sq. ft. of thoughtfully planned living space, this home is available at The Reserve at Mountain Village-a new all-age community nestled in Berks County's scenic rolling hills, in the beautiful countryside of Macungie, PA. It's conveniently located just minutes from Trexlertown, Allentown, Bethlehem, and the greater Lehigh Valley. The Pine features a bright and open layout with a spacious living room, gourmet kitchen with a large center island, and an inviting dining area. The private primary suite includes a walk-in closet and a large en-suite bath. Home Features: • 3 bedrooms, 2 full bathrooms • Bright, open-concept living room with abundant natural light • Spacious kitchen with center island & adjoining dining area • Private primary suite with walk-in closet & full en-suite bath • Welcoming covered front porch with composite decking • Private driveway, storage shed & landscape package included • Energy-efficient construction for comfort & savings Community Highlights at The Reserve at Mountain Village: • Lighted sidewalks & scenic nature trail • Full-time management & 24-hour community maintenance • Outstanding Brandywine Heights Area School District • Convenient to shopping, dining & major roadways Contact Hereford Homes today to customize this thoughtfully designed floorplan!

18. 2025-12-04
    historical 1561-char remark

    Show marketing remark (1561 chars)

    Hereford Homes proudly presents The Pine, a beautifully designed 3-bedroom, 2-bath home that offers the perfect blend of comfort, function, and style. With 1,493 sq. ft. of thoughtfully planned living space, this home is available at The Reserve at Mountain Village-a new all-age community nestled in Berks County's scenic rolling hills, in the beautiful countryside of Macungie, PA. It's conveniently located just minutes from Trexlertown, Allentown, Bethlehem, and the greater Lehigh Valley. The Pine features a bright and open layout with a spacious living room, gourmet kitchen with a large center island, and an inviting dining area. The private primary suite includes a walk-in closet and a large en-suite bath. Home Features: • 3 bedrooms, 2 full bathrooms • Bright, open-concept living room with abundant natural light • Spacious kitchen with center island & adjoining dining area • Private primary suite with walk-in closet & full en-suite bath • Welcoming covered front porch with composite decking • Private driveway, storage shed & landscape package included • Energy-efficient construction for comfort & savings Community Highlights at The Reserve at Mountain Village: • Lighted sidewalks & scenic nature trail • Full-time management & 24-hour community maintenance • Outstanding Brandywine Heights Area School District • Convenient to shopping, dining & major roadways Contact Hereford Homes today to customize this thoughtfully designed floorplan!

19. 2025-07-19
    listed $180,000 Active 1561-char remark

    Show marketing remark (1561 chars)

    Hereford Homes proudly presents The Pine, a beautifully designed 3-bedroom, 2-bath home that offers the perfect blend of comfort, function, and style. With 1,493 sq. ft. of thoughtfully planned living space, this home is available at The Reserve at Mountain Village-a new all-age community nestled in Berks County's scenic rolling hills, in the beautiful countryside of Macungie, PA. It's conveniently located just minutes from Trexlertown, Allentown, Bethlehem, and the greater Lehigh Valley. The Pine features a bright and open layout with a spacious living room, gourmet kitchen with a large center island, and an inviting dining area. The private primary suite includes a walk-in closet and a large en-suite bath. Home Features: • 3 bedrooms, 2 full bathrooms • Bright, open-concept living room with abundant natural light • Spacious kitchen with center island & adjoining dining area • Private primary suite with walk-in closet & full en-suite bath • Welcoming covered front porch with composite decking • Private driveway, storage shed & landscape package included • Energy-efficient construction for comfort & savings Community Highlights at The Reserve at Mountain Village: • Lighted sidewalks & scenic nature trail • Full-time management & 24-hour community maintenance • Outstanding Brandywine Heights Area School District • Convenient to shopping, dining & major roadways Contact Hereford Homes today to customize this thoughtfully designed floorplan!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,121
• − Mortgage interest: −$7,500
• − Property taxes: −$2,008
• − Insurance: −$670
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − Depreciation: −$3,895
• Taxable income: $11,228
• Est. tax owed @ 24.0%: −$2,695
• After-tax cash flow: $9,996/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 · 8 photos

Good 80/100 Cosmetic rehab

The Pine is a well-maintained, move-in-ready home with a good condition score, featuring a modern kitchen, bathrooms, and hardwood floors. It offers a good return on investment with minimal maintenance required.

Value-add opportunities

• Both Painting the exterior and interior (every 5 years) — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements (every 2 years) — Improves curb appeal and adds value.
• Both HVAC system upgrade (every 10 years) — Ensures comfort and energy efficiency, attracting buyers and renters.
• Both Floor refinishing (every 10 years) — Maintains the value of the hardwood floors and enhances the home's appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior (every 5 years) — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements (every 2 years) — Improves curb appeal and adds value. ↑
• Both HVAC system upgrade (every 10 years) — Ensures comfort and energy efficiency, attracting buyers and renters. ↑
• Both Floor refinishing (every 10 years) — Maintains the value of the hardwood floors and enhances the home's appeal. ↑

ⓘ 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: 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

• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 27,110
• Household income: $110,675
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 537.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 10% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▼ -91.04%
• Current HPI: 253.5939
• Rent YoY: ▲ 0.13%
• 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

3 events — show timeline

• 2026-04-25 Relisted — Zillow
• 2025-12-04 Delisted — Zillow
• 2025-07-19 Listed $180,000 Zillow