Minsi Plan · Longswamp, PA 18062

$169,850

3 bd · 2.0 ba · 1,307 sqft · Manufactured · 22 Days on market

Excellent 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 +5.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand-new community! The Reserve at Mountain Village is set amid the scenic rolling hills of Berks County, Pennsylvania, providing a peaceful yet convenient location. Located in beautiful countryside of Macungie, PA, this premier community offers the perfect balance of natural beauty and accessibility. Enjoy easy access to local amenities, schools, and major roadways-with convenient commutes to Allentown, Bethlehem, Trexlertown, Quakertown, Pottstown, and beyond. This thoughtfully designed neighborhood features premier-quality homes and a relaxed lifestyle supported by experienced, full-time management and 24 hr. community maintenance. Residents of this brand-new manufactured home community

Key facts

• Lighted sidewalks
• Private driveways
• Community playground

Tags

• SCENIC ROLLING HILLS
• LIGHTED SIDEWALKS
• PAVED OFF-STREET PARKING
• PRIVATE DRIVEWAYS
• CENTRALLY LOCATED MAILBOXES
• COMMUNITY PLAYGROUND

Property features AI

Finance

• Other: Address: Minsi Plan, Macungie, PA 18062; Status: Active
• Financial info: List price $169,850

Exterior

• Utilities: Has cooling (central air)
• Home design: Plan named Minsi; New construction plan
• Construction: Living area approximately 1307; Built as part of 2026 listings

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central Air
• Interior features: Central air conditioning

🏗️ New construction. The $169,850 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $130,700.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k. Condition is rated excellent.

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 ($2k rent vs $170k).
• Recommended offer: $167k (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.
• 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 $904 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 22 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,302 (1.5% below list)

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: 1.90% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.64%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $130,700
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Haddon Dr	0.19mi	3/2.0	1,344 (+3%)	2mo	$133,900	$100	85
62 Mansfield Dr	0.21mi	3/2.0	1,120 (-14%)	23mo	$77,900	$70	47

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: 26.8%
• Equity multiple: 2.07×
• Total profit: $39,182
• Equity at exit: $19,488

10-year hold

• IRR: 32.6%
• Equity multiple: 3.57×
• Total profit: $93,934
• Equity at exit: $11,301

Cash invested: $36,596 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$685
• Tax est. 1.5%: −$163 /mo · $1,960/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,056

Break-even live

Break-even rent $1,143

Max offer price $130,700

Occupancy floor 52%

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: $32,675
• Closing costs: $3,921
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $169,850 Active 22 DOM
2. 2026-06-17
   days on market $169,850 Active 21 DOM
3. 2026-06-16
   days on market $169,850 Active 20 DOM
4. 2026-06-15
   days on market $169,850 Active 19 DOM
5. 2026-06-14
   days on market $169,850 Active 17 DOM
6. 2026-06-13
   days on market $169,850 Active 16 DOM
7. 2026-06-10
   days on market $169,850 Active 14 DOM
8. 2026-06-09
   days on market $169,850 Active 13 DOM
9. 2026-06-08
   days on market $169,850 Active 12 DOM
10. 2026-06-07
    days on market $169,850 Active 11 DOM
11. 2026-06-05
    days on market $169,850 Active 8 DOM
12. 2026-06-03
    days on market $169,850 Active 7 DOM
13. 2026-06-02
    days on market $169,850 Active 6 DOM
14. 2026-06-01
    days on market $169,850 Active 5 DOM
15. 2026-05-31
    days on market $169,850 Active 4 DOM
16. 2026-05-31
    days on market $169,850 Active 3 DOM

ⓘ 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: $29,768
• − Mortgage interest: −$7,321
• − Property taxes: −$1,960
• − Insurance: −$654
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$3,802
• Taxable income: $11,268
• Est. tax owed @ 24.0%: −$2,704
• After-tax cash flow: $9,973/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

Excellent 100/100 None rehab

This brand-new manufactured home community offers pristine, move-in-ready homes with excellent curb appeal and no immediate repairs or maintenance needed.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Interior paint — Fresh paint improves aesthetics and value
• Both Kitchen and bathroom updates — Modernizing these areas can significantly boost value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint improves aesthetics and value ↑
• Both Kitchen and bathroom updates — Modernizing these areas can significantly boost value ↑

ⓘ 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