80 Juniper Ct · East Allen, PA 18014

$64,900

3 bd · 2.0 ba · 1,577 sqft · Manufactured public records · 26 Days on market

Built 1988 Est $79k · 18% under $998/mo HOA · 47% of rent

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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 +28.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• 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 this 3-bedroom, 2 full bath mobile home located in the desirable Greenbriar Village community! Situated on a corner lot, this home offers plenty of potential for someone looking to add their personal style and updates. Inside, you’ll find a spacious layout with comfortable living areas and a cozy propane fireplace, perfect for chilly evenings. The home features three nicely sized bedrooms, two full bathrooms, and functional living space ready to be transformed into your own. Outside, enjoy the convenience of three parking spaces along with an attached shed providing valuable extra storage for tools, seasonal items, or outdoor equipment. Whether you’re a first-time buy

Key facts

• Parking
• Built 1988
• Listed 25 days

Property features AI

Finance

• HOA & community: Monthly association fee of $998

Exterior

• Parking: Driveway; Off-street parking; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-story; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction
• Exterior features: Flat lot; Mobile home on property

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Laminate; Resilient flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dining area; Gas log fireplace in family room
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% 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.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 62 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,926 (1.5% below list)

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: 3.25% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $78,850
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Juniper Ct	0.02mi	3/2.0	1,568 (-1%)	8mo	$57,000	$36	91
188 Greenbriar Dr	0.20mi	3/2.0	1,568 (-1%)	4mo	$70,000	$45	86
77 Juniper Ct	0.04mi	3/2.0	1,472 (-7%)	9mo	$75,000	$51	80
6 Briarwood Ct N	0.30mi	3/2.0	1,556 (-1%)	10mo	$87,000	$56	76
196 Fawn Meadow Ct	0.17mi	3/2.0	1,456 (-8%)	5mo	$70,000	$48	75
199 Goldenrod Ct	0.14mi	3/2.0	1,456 (-8%)	21mo	$72,500	$50	64
58 Acorn Ct N	0.12mi	2/2.0 (-1)	1,344 (-15%)	14mo	$65,000	$48	53
172 Bentwood Cir	0.27mi	2/2.0 (-1)	1,344 (-15%)	9mo	$70,000	$52	50

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $3,881
• Equity at exit: $9,677

10-year hold

• IRR: 15.5%
• Equity multiple: 2.30×
• Total profit: $23,713
• Equity at exit: $5,611

Cash invested: $18,172 (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 18014

• Active inventory: 62
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$27
• HOA: −$998
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $216

Break-even live

Break-even rent $1,835

Max offer price $64,900

Occupancy floor 85%

Sensitivity live

Price	-10% $253	-5% $234	+0% $216	+5% $198	+10% $179
Rent	-10% $49	-5% $133	+0% $216	+5% $299	+10% $382
Rate	-1.0pp $249	-0.5pp $232	base $216	+0.5pp $199	+1.0pp $182

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
252 N Walnut St #208 Bath, PA	2.0	1.5	1100	$1,850	$1.68	4d	1	1.01mi
282 N Walnut St Bath, PA	1.0–2.0	1.0–2.0	1025	$2,250	$2.20	4d	8	1.07mi
284 N Walnut St Unit 284-107 Bath, PA	2.0	2.0	1175	$2,250	$1.91	15d	1	1.14mi

HOA detail

• Monthly dues: $998 · $11,976/yr

Listing history 17 events

1. 2026-06-21
   days on market $64,900 Active 26 DOM
2. 2026-06-18
   days on market $64,900 Active 23 DOM
3. 2026-06-17
   days on market $64,900 Active 22 DOM
4. 2026-06-16
   days on market $64,900 Active 21 DOM
5. 2026-06-15
   days on market $64,900 Active 20 DOM
6. 2026-06-14
   days on market $64,900 Active 18 DOM
7. 2026-06-10
   days on market $64,900 Active 15 DOM
8. 2026-06-09
   days on market $64,900 Active 14 DOM
9. 2026-06-08
   days on market $64,900 Active 13 DOM
10. 2026-06-07
    days on market $64,900 Active 12 DOM
11. 2026-06-05
    days on market $64,900 Active 9 DOM
12. 2026-06-03
    days on market $64,900 Active 8 DOM
13. 2026-06-02
    days on market $64,900 Active 7 DOM
14. 2026-06-01
    days on market $64,900 Active 6 DOM
15. 2026-05-31
    days on market $64,900 Active 5 DOM
16. 2026-05-31
    days on market $64,900 Active 4 DOM
17. 2026-05-27
    listed $64,900 Active

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$9/yr (+$1/mo · 0.8%)

ⓘ 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 ≥99°F today · 16 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,296
• − Mortgage interest: −$3,635
• − Property taxes: −$1,008
• − Insurance: −$324
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$11,976
• − Depreciation: −$1,888
• Taxable income: $2,416
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $2,011/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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — East Allen

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

Census & demographics

• Population (ZIP): 12,474

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Danish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.54%
• Current HPI: 212.4688
• 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

• 2026-05-27 Listed $64,900 GLVRMLS

Property tax history

+1.3%/yr

Latest (2026): $1,008 · +3.1% YoY. Source: county tax records.