116 Nashua · Lehigh, PA 18088

$75,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 8 Days on market

Built 2003 Est $107k · 29% under ↓ 13% since listing

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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 +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

Don't miss this value-packed opportunity in Lehigh Township! This 3-bedroom, 3-bath manufactured home offers generous living space and endless possibilities. With some TLC and updates, this home can truly shine. Conveniently located within a mobile home community and priced to reflect needed improvements, this is an excellent chance for buyers looking for affordability, sweat equity, and the opportunity to create a space of their own.

Key facts

• 2 garage spots
• Built 2003
• Listed 8 days

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Attached garage with 2 spaces; Parking pad
• Utilities: 100 amp electric service; Community/Coop water; Public sewer
• Home design: Single-story home
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Deck; Covered porch; Shed(s); Leased propane tank; Zoned Ra - Rural Agriculture

Interior

• Kitchen: Gas oven and gas range; Refrigerator; Eat-in layout with kitchen island
• Bedrooms: Two bedrooms on the first floor (each about 14 x 12)
• Bathrooms: Two full bathrooms and one half bath (half bath on the first floor)
• Heating & cooling: Propane heating; Central air conditioning; Ceiling fans
• Interior features: Skylights; Eat-in kitchen; Kitchen island; Living room fireplace
• Laundry & utility: First-floor laundry room (approx. 8 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).

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: 43 active listings in the ZIP; 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 $522 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 19y 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.
• Current owner paid $44k; list at $76k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $75,500

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.54% ✓
• Cap rate: 20.46%
• Cash-on-cash: 50.58%
• DSCR: 3.25
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $106,624
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32B Derose St	0.06mi	3/2.0	1,512 (-4%)	3mo	$92,000	$61	89
32 Derose St	0.07mi	3/2.0	1,512 (-4%)	3mo	$92,000	$61	88
52 W Zimmer Dr	0.04mi	3/2.0	1,440 (-8%)	3mo	$68,000	$47	82
119 Duke St	0.09mi	3/2.0	1,680 (+7%)	13mo	$143,000	$85	73
19 E Zimmer Dr	0.04mi	3/2.0	1,344 (-14%)	10mo	$133,000	$99	66
4231 Independence Ln	0.61mi	3/2.0	1,620 (+3%)	8mo	$110,000	$68	59

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: 48.4%
• Equity multiple: 3.11×
• Total profit: $44,609
• Equity at exit: $11,257

10-year hold

• IRR: 54.0%
• Equity multiple: 6.31×
• Total profit: $112,289
• Equity at exit: $6,528

Cash invested: $21,140 (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 18088

• Active inventory: 43
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$396
• Tax from tax record: −$194 /mo · $2,327/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $891

Break-even live

Break-even rent $786

Max offer price $75,500

Occupancy floor 48%

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $75,500 Active 8 DOM
2. 2026-06-17
   days on market $75,500 Active 7 DOM
3. 2026-06-16
   days on market $75,500 Active 6 DOM
4. 2026-06-15
   days on market $75,500 Active 5 DOM
5. 2026-06-14
   remarks 438-char remark
6. 2026-06-14
   listed $75,500 Active 3 DOM

ⓘ 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: $2,327 · $194/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,973
• − Mortgage interest: −$4,229
• − Property taxes: −$2,327
• − Insurance: −$378
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$2,196
• Taxable income: $10,167
• Est. tax owed @ 24.0%: −$2,440
• After-tax cash flow: $8,253/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 — Lehigh

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

Census & demographics

• Population (ZIP): 8,162

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Polish 7% Romanian 3% Danish 3%
• Foreign-born: 2% · India, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▼ -137.19%
• Current HPI: 203.2109
• 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

-13.1% since first listed

26 events — show timeline

• 2026-06-10 Listed $75,500 GLVRMLS
• 2019-03-26 Listing Removed — GLVRMLS
• 2019-03-11 Pending — GLVRMLS
• 2019-02-14 Listed $37,000 GLVRMLS
• 2018-12-20 Listing Removed — GLVRMLS
• 2018-06-05 Price Changed $29,500 GLVRMLS
• 2018-04-09 Listed $33,000 GLVRMLS
• 2018-04-09 Listing Removed — GLVRMLS
• 2018-02-07 Price Changed $33,000 GLVRMLS
• 2017-11-12 Price Changed $37,000 GLVRMLS
• 2017-03-13 Listed $44,900 GLVRMLS
• 2014-06-06 Sold (MLS) $43,900 GLVRMLS
• 2014-02-19 Listed $49,500 GLVRMLS
• 2014-01-22 Listing Removed — GLVRMLS
• 2013-07-30 Listing Removed — GLVRMLS
• 2013-07-22 Listed $52,500 GLVRMLS
• 2013-07-22 Listed $52,500 GLVRMLS
• 2012-10-15 Listing Removed — GLVRMLS
• 2012-05-22 Listed $49,900 PMAR
• 2012-05-10 Listed $49,900 GLVRMLS
• 2012-03-02 Listing Removed — GLVRMLS
• 2011-10-07 Listed $57,000 GLVRMLS
• 2008-01-07 Listing Removed — GLVRMLS
• 2007-07-06 Listed $83,900 GLVRMLS
• 2007-06-20 Listing Removed — GLVRMLS
• 2007-03-19 Listed $86,900 GLVRMLS

Property tax history

+1.6%/yr

Latest (2026): $2,327 · +4.4% YoY. Source: county tax records.