5475 Hamilton Blvd #23 · Lower Macungie, PA 18106

$55,000

2 bd · 1.0 ba · 840 sqft · Land public records · 98 Days on market

Built 1995 $65/sqft · 16% below area Est $66k · 16% under $625/mo HOA · 33% 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 +30.0/30.0
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living, low maintenance and a convenient location are all right here in this Lower Macungie home! This two bedroom mobile home features updating flooring, new heating system, storage shed and two car off street parking. Public transportation, shopping and dining are all located within walking distance; access to 222, 78 and the Turnpike are all within a 5 mile drive. Lot rent includes water, sewer, and trash.  Schedule your showing today!

Key facts

• Off street parking
• Updating flooring
• Storage shed

Tags

• CONVENIENT LOCATION
• UPDATING FLOORING
• NEW HEATING SYSTEM
• STORAGE SHED
• OFF STREET PARKING
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% 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.
• East Penn SD (suburban): math 43% / reading 65% proficiency, ranked #103 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 34 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $55k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.45% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.24%
• DSCR: 2.83
• GRM: 2.4

CMA / ARV

• ARV (median comp): $65,764
• List price: $55,000
• Delta: -16.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.2%
• Equity multiple: 2.64×
• Total profit: $25,186
• Equity at exit: $8,201

10-year hold

• IRR: 44.8%
• Equity multiple: 5.35×
• Total profit: $66,920
• Equity at exit: $4,755

Cash invested: $15,400 (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 18106

• Home prices YoY: -20.6%
• Active inventory: 34
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$23
• HOA: −$625
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $529

Break-even live

Break-even rent $1,225

Max offer price $55,000

Occupancy floor 67%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $625 · $7,500/yr
• Likely covers: watersewertrash

Listing history 20 events

1. 2026-06-18
   days on market $55,000 Active 98 DOM
2. 2026-06-17
   days on market $55,000 Active 97 DOM
3. 2026-06-16
   days on market $55,000 Active 96 DOM
4. 2026-06-15
   days on market $55,000 Active 95 DOM
5. 2026-06-14
   days on market $55,000 Active 93 DOM
6. 2026-06-13
   days on market $55,000 Active 92 DOM
7. 2026-06-10
   days on market $55,000 Active 91 DOM
8. 2026-06-09
   days on market $55,000 Active 90 DOM
9. 2026-06-08
   days on market $55,000 Active 89 DOM
10. 2026-06-07
    days on market $55,000 Active 88 DOM
11. 2026-06-05
    days on market $55,000 Active 85 DOM
12. 2026-06-03
    pricedays on market $55,000 Active 84 DOM
13. 2026-06-02
    days on market $60,000 Active 83 DOM
14. 2026-06-01
    days on market $60,000 Active 82 DOM
15. 2026-05-31
    days on market $60,000 Active 81 DOM
16. 2026-05-31
    days on market $60,000 Active 80 DOM
17. 2026-04-07
    price $60,000 458-char remark

    Show marketing remark (458 chars)

    Affordable living, low maintenance and a convenient location are all right here in this Lower Macungie home! This two bedroom mobile home features updating flooring, new heating system, storage shed and two car off street parking. Public transportation, shopping and dining are all located within walking distance; access to 222, 78 and the Turnpike are all within a 5 mile drive. Lot rent includes water, sewer, and trash.  Schedule your showing today!

18. 2026-04-01
    price $65,000 458-char remark

    Show marketing remark (458 chars)

    Affordable living, low maintenance and a convenient location are all right here in this Lower Macungie home! This two bedroom mobile home features updating flooring, new heating system, storage shed and two car off street parking. Public transportation, shopping and dining are all located within walking distance; access to 222, 78 and the Turnpike are all within a 5 mile drive. Lot rent includes water, sewer, and trash.  Schedule your showing today!

19. 2026-03-11
    listed $69,900 Active 458-char remark

    Show marketing remark (458 chars)

    Affordable living, low maintenance and a convenient location are all right here in this Lower Macungie home! This two bedroom mobile home features updating flooring, new heating system, storage shed and two car off street parking. Public transportation, shopping and dining are all located within walking distance; access to 222, 78 and the Turnpike are all within a 5 mile drive. Lot rent includes water, sewer, and trash.  Schedule your showing today!

20. 1995-05-01
    soldstatus $28,000

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $624 · $52/mo
• Expected delta: +$245/yr (+$20/mo · 64.4%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $22,743
• − Mortgage interest: −$3,081
• − Property taxes: −$380
• − Insurance: −$275
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$7,500
• − Depreciation: −$1,600
• Taxable income: $6,268
• Est. tax owed @ 24.0%: −$1,504
• After-tax cash flow: $4,847/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: East Penn SD
• NCES district ID: 4208550
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $70,679
• Composite: 47.99/100
• National rank: #2200
• State rank: #103 of 539 in PA

Livability — Lower Macungie

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

Census & demographics

• Census place: Wescosville, PA
• Population (ZIP): 6,437

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Asian 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 5% Polish 2% Slovak 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 8% 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: ▼ -73.06%
• Current HPI: 282.1496
• 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

+114.3% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $60,000 GLVRMLS
• 2026-04-01 Price Changed $65,000 GLVRMLS
• 2026-03-11 Listed $69,900 GLVRMLS
• 1995-05-01 Sold (Public Records) $28,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $380 · +3.3% YoY. Source: county tax records.