533 Barrington Rd · Longswamp, PA 18062

$192,750

3 bd · 2.0 ba · 1,387 sqft · Manufactured · 51 Days on market

Built 2026 Good condition $139/sqft · 44% above area Est $134k · 44% over

---

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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

New Construction Quality. Macungie Lifestyle. Unbeatable Value. Why rent when you can own the Horizon Plan? Offered at just $192,750, this isn't just a home-it's an investment in your future. 3 Bedrooms | 2 Bathrooms: Perfectly proportioned for growing families or a dedicated home office. The "Wow" Factor: Thoughtful design maximizes natural light, creating a "big home" feel without the "big home" utility bills. Location, Location: Situated at 533 Barrington Road, you're minutes from local amenities while enjoying the quiet charm of Mountain Village. Your Horizon is waiting. Are you ready to move in?

Key facts

• Built 2026
• Listed 51 days

Property features AI

Finance

• Other: Living area approximately 1,387
• Financial info: List price $192,750

Exterior

• Utilities: Natural gas heating; Central air conditioning
• Home design: Spec home (Plan: Horizon)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $193k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $187k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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; 162 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,967 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $133,900
• List price: $192,750
• Delta: 43.95%
• 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	0.20mi	3/2.0	1,344 (-3%)	2mo	$133,900	$100	84

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $683
• Equity at exit: $28,740

10-year hold

• IRR: 6.8%
• Equity multiple: 1.44×
• Total profit: $23,954
• Equity at exit: $16,665

Cash invested: $53,970 (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: 162
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,457 medium
• Mortgage (P&I): −$1,011
• Tax est. 1.5%: −$241 /mo · $2,891/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $609

Break-even live

Break-even rent $1,686

Max offer price $192,750

Occupancy floor 70%

Sensitivity live

Price	-10% $742	-5% $675	+0% $609	+5% $542	+10% $476
Rent	-10% $415	-5% $512	+0% $609	+5% $706	+10% $803
Rate	-1.0pp $706	-0.5pp $658	base $609	+0.5pp $559	+1.0pp $508

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: $48,188
• Closing costs: $5,782
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $192,750 Active 51 DOM
2. 2026-06-17
   days on market $192,750 Active 50 DOM
3. 2026-06-16
   days on market $192,750 Active 49 DOM
4. 2026-06-15
   days on market $192,750 Active 48 DOM
5. 2026-06-14
   days on market $192,750 Active 46 DOM
6. 2026-06-13
   days on market $192,750 Active 45 DOM
7. 2026-06-10
   days on market $192,750 Active 43 DOM
8. 2026-06-09
   days on market $192,750 Active 42 DOM
9. 2026-06-08
   days on market $192,750 Active 41 DOM
10. 2026-06-07
    days on market $192,750 Active 40 DOM
11. 2026-06-05
    days on market $192,750 Active 37 DOM
12. 2026-06-03
    days on market $192,750 Active 36 DOM
13. 2026-06-02
    days on market $192,750 Active 35 DOM
14. 2026-06-01
    days on market $192,750 Active 34 DOM
15. 2026-05-31
    days on market $192,750 Active 33 DOM
16. 2026-05-31
    days on market $192,750 Active 32 DOM
17. 2026-04-28
    listed $192,750 Active 637-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,482
• − Mortgage interest: −$10,797
• − Property taxes: −$2,891
• − Insurance: −$964
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$5,607
• Taxable income: $4,505
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $6,225/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 · 1 photo

Good 80/100 None rehab

This new construction home is in excellent condition with no visible repairs or maintenance needed. It offers a great investment opportunity with potential for modest updates to enhance its curb appeal and living space.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding a small deck or patio — A small deck or patio can increase both resale and rental value by adding outdoor living space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding a small deck or patio — A small deck or patio can increase both resale and rental value by adding outdoor living space. ↑

ⓘ 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