4561 Homestead Dr · North Whitehall, PA 18037

$65,900

2 bd · 1.0 ba · 924 sqft · Manufactured · 13 Days on market

Built 1987 Good condition Est $76k · 13% under $650/mo HOA · 35% of rent ↓ 12% since listing

---

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
• ARV discount +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home tho this updated home in sought after Parkland School District. Featuring two bedrooms, 1 bath afresh paint, new flooring and a renovated kitchen. This move in ready home offers comfort an charm throughout. Recent upgrades include insulated windows, vinyl siding, central air: mini split, hot water heater and under belly insulation, with reinforced roof and and new shingles in 2022. Along with a side deck to enjoy the outdoors.

Key facts

• Insulated windows
• Hot water heater
• Renovated kitchen

Tags

• UPDATED HOME
• RENOVATED KITCHEN
• INSULATED WINDOWS
• VINYL SIDING
• CENTRAL AIR
• HOT WATER HEATER

Property features AI

Finance

• Other: Zoned AR
• HOA & community: Association fee of $650 per month

Exterior

• Parking: 1-car garage; Driveway; Off-street parking
• Utilities: Public water; Community/Coop sewer; Electric water heater; Electric power (implied by electric appliances)
• Home design: Single-story; Wood siding construction; Asphalt/fiberglass roof; Facing direction not specified; Entry level not specified; Property type not specified
• Construction: Built with wood siding; Asphalt/fiberglass roof
• Exterior features: Deck; Mobile home on property

Interior

• Kitchen: Dishwasher; Electric oven; Microwave
• Flooring: Carpet; Hardwood; Luxury vinyl / luxury vinyl plank; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ductless cooling
• Interior features: Eat-in kitchen; Kitchen island
• Laundry & utility: Washer hookup; Dryer hookup; Electric dryer hookup; Washer; Electric dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).

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: 30 active listings in the ZIP; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y ago 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 35% of rent.

Recommended offer $65,900

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. 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: 2.80% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.89%
• DSCR: 2.02
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $75,768
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4578 Homestead Dr	0.00mi	2/2.0	980 (+6%)	11mo	$79,900	$82	76
4593 Homestead Dr	0.00mi	2/2.0	1,008 (+9%)	15mo	$94,500	$94	68
3077 Gayle Ln	0.69mi	2/2.0	980 (+6%)	6mo	$72,500	$74	49
3082 Audrey Dr	0.67mi	3/1.0 (+1)	952 (+3%)	17mo	$73,000	$77	45

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: 16.3%
• Equity multiple: 1.66×
• Total profit: $12,167
• Equity at exit: $9,826

10-year hold

• IRR: 25.2%
• Equity multiple: 3.23×
• Total profit: $41,198
• Equity at exit: $5,698

Cash invested: $18,452 (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 18037

• Home prices YoY: -24.1%
• Active inventory: 30
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$650
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $352

Break-even live

Break-even rent $1,399

Max offer price $65,900

Occupancy floor 76%

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $650 · $7,800/yr
• Likely covers: water

Listing history 11 events

1. 2026-06-17
   status $65,900 Pending 13 DOM
2. 2026-06-17
   days on market $65,900 Active 13 DOM
3. 2026-06-16
   days on market $65,900 Active 12 DOM
4. 2026-06-15
   days on market $65,900 Active 11 DOM
5. 2026-06-14
   days on market $65,900 Active 9 DOM
6. 2026-06-13
   days on market $65,900 Active 8 DOM
7. 2026-06-10
   days on market $65,900 Active 6 DOM
8. 2026-06-09
   days on market $65,900 Active 5 DOM
9. 2026-06-08
   days on market $65,900 Active 4 DOM
10. 2026-06-07
    remarks 443-char remark
11. 2026-06-07
    listed $65,900 Active 3 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $22,138
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$7,800
• − Depreciation: −$1,917
• Taxable income: $3,869
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $3,295/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 · 13 photos

Good 75/100 Cosmetic rehab

This updated mobile home is move-in ready with recent upgrades and a good condition score, but a fresh kitchen and updated flooring would significantly enhance its value.

Repairs flagged

• Minor kitchen cabinets — slightly worn
• Minor kitchen countertops — dated and worn
• Minor kitchen appliances — dated and worn

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Both install new flooring — improves both resale and rental value
• Both paint interior walls — enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slightly worn	Minor	$500–3,000
kitchen countertops · dated and worn	Minor	$500–3,000
kitchen appliances · dated and worn	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Both install new flooring — improves both resale and rental value ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑

ⓘ 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: 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): 7,459

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 7% Danish 4% Polish 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

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: ▼ -92.12%
• Current HPI: 289.8882
• 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

-12.1% since first listed

19 events — show timeline

• 2026-05-29 Listed $65,900 GLVRMLS
• 2025-12-01 Pending — BRIGHT MLS
• 2025-12-01 Pending — GLVRMLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-11-07 Listing Removed — GLVRMLS
• 2025-10-07 Listed $69,900 BRIGHT MLS
• 2025-10-07 Listed $69,900 GLVRMLS
• 2025-04-03 Listing Removed — BRIGHT MLS
• 2025-04-03 Listing Removed — GLVRMLS
• 2025-03-29 Listed $69,900 BRIGHT MLS
• 2025-03-27 Coming Soon — BRIGHT MLS
• 2025-03-26 Listed $69,900 GLVRMLS
• 2023-02-06 Sold (MLS) $60,000 PMAR
• 2023-02-06 Sold (MLS) $60,000 GLVRMLS
• 2023-01-13 Pending — GLVRMLS
• 2022-11-21 Price Changed $69,000 GLVRMLS
• 2022-11-20 Price Changed $69,000 PMAR
• 2022-10-30 Listed $75,000 PMAR
• 2022-10-30 Listed $75,000 GLVRMLS