4429 Sybil Dr · North Whitehall, PA 18069

$115,900

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 12 Days on market

Built 2026

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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 +5.7/10.0
• Appreciation +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover modern comfort and effortless living in this stunning brand-new 2-bedroom, 2-bathroom home nestled in the highly sought-after Woodside MHP community. Designed with both style and functionality in mind, this home offers the perfect blend of elegance and convenience, and located in the desirable Parkland school district. Step inside to a bright, open-concept floor plan where the spacious living area flows seamlessly into a beautifully appointed kitchen-complete with sleek cabinetry, energy-efficient appliances, and generous counter space ideal for entertaining or everyday enjoyment. The private primary suite serves as your personal retreat, featuring a full en-suite bathroom for adde

Key facts

• Built 2026
• Listed 12 days

Tags

• OPEN-CONCEPT FLOOR PLAN
• BEAUTIFULLY APPOINTED KITCHEN
• ENERGY-EFFICIENT APPLIANCES
• PRIVATE PRIMARY SUITE
• FULL EN-SUITE BATHROOM
• WELL-MAINTAINED COMMUNITY

Property features AI

Exterior

• Home design: Built in 2026
• Construction: Living area approximately 672
• Exterior features: Located in the Orefield subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $116k).

Location & tenants

• Location reads: area grade B — 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: 51 active listings in the ZIP; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($801 loan paydown + $1k appreciation (0.9% local appreciation)).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $115,900

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: 2.39% ✓
• Cap rate: 20.64%
• Cash-on-cash: 51.23%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.8%
• Equity multiple: 3.77×
• Total profit: $89,762
• Equity at exit: $38,828

10-year hold

• IRR: 55.4%
• Equity multiple: 7.56×
• Total profit: $212,878
• Equity at exit: $51,032

Cash invested: $32,452 (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 18069

• Home prices YoY: 0.3%
• Active inventory: 51
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,768 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,738/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $1,386

Break-even live

Break-even rent $1,014

Max offer price $115,900

Occupancy floor 45%

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $115,900 Active 12 DOM
2. 2026-06-17
   days on market $115,900 Active 11 DOM
3. 2026-06-16
   days on market $115,900 Active 10 DOM
4. 2026-06-15
   days on market $115,900 Active 9 DOM
5. 2026-06-14
   days on market $115,900 Active 7 DOM
6. 2026-06-13
   days on market $115,900 Active 6 DOM
7. 2026-06-10
   days on market $115,900 Active 4 DOM
8. 2026-06-09
   days on market $115,900 Active 3 DOM
9. 2026-06-08
   days on market $115,900 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $115,900 Active 1 DOM

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $33,213
• − Mortgage interest: −$6,492
• − Property taxes: −$1,738
• − Insurance: −$580
• − Repairs & maintenance: −$2,657
• − Management: −$2,657
• − Depreciation: −$3,372
• Taxable income: $15,717
• Est. tax owed @ 24.0%: −$3,772
• After-tax cash flow: $12,855/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 — North Whitehall

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

Census & demographics

• Population (ZIP): 8,804

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Two or more races 8% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% 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: ▲ 0.88%
• Current HPI: 277.9781
• 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

1 event — show timeline

• 2026-06-07 Listed $115,900 FSBO.com