4 Briarwood Ct N · East Allen, PA 18014

$85,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 30 Days on market

Built 2000 Est $62k · 38% over $998/mo HOA · 55% of rent

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• Cash flow +7.7/30.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfortable living in this charming 3 bedroom 2 bath manufactured home, nestled amidst a grassy lawn and mature trees. A welcoming, partially covered deck with sturdy wooden railings offers an ideal space for outdoor relaxation and entertaining. Step inside to a thoughtfully designed interior featuring durable wood-look flooring throughout the home, including the spacious living areas and cozy bedrooms. The living room boasts a refreshing ceiling fan and vaulted ceilings, creating an open and airy atmosphere. The well-equipped eat-in kitchen showcases white cabinetry, some stainless steel appliances including a dishwasher, microwave and refrigerator. The master bedroom offers a spa

Key facts

• Wood look flooring
• Well maintained lawn
• Private parking

Tags

• PARTIALLY COVERED DECK
• WOOD LOOK FLOORING
• WALK IN CLOSET
• DEDICATED UTILITY ROOM
• WELL MAINTAINED LAWN
• PRIVATE PARKING

Property features AI

Finance

• Other: Above grade finished area: 1,120
• HOA & community: Association fee: $998 monthly; Property has a land lease

Exterior

• Parking: Off-street parking; Parking pad
• Utilities: 200+ amp electrical service with circuit breakers; Community/coop sewer; Community/coop water
• Home design: Single-story; Asphalt/fiberglass roof; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Deck; Propane tank (leased); Mobile home on property; Residential zoning

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas and propane); Central air; Ceiling fans
• Interior features: Eat-in kitchen; Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (20.1% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $68k (20.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — 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: 62 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 55% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,938 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 2.15% ✓
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $61,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Greenbriar Dr S	0.45mi	2/2.0 (-1)	1,116 (-0%)	7mo	$75,000	$67	68
285 Greenbriar Dr	0.15mi	2/2.0 (-1)	980 (-12%)	2mo	$23,000	$23	66
223 S Greenbriar Dr	0.39mi	2/1.0 (-1)	1,000 (-11%)	6mo	$54,900	$55	50
228 Greenbriar Dr	0.36mi	3/2.0	1,253 (+12%)	19mo	$58,000	$46	47
117 Elder Ct	0.50mi	3/2.0	1,008 (-10%)	21mo	$58,000	$58	42
124 Greenbriar Dr N	0.50mi	2/1.0 (-1)	1,288 (+15%)	14mo	$65,400	$51	31

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: -23.5%
• Equity multiple: 0.19×
• Total profit: $-19,310
• Equity at exit: $12,674

10-year hold

• IRR: -16.0%
• Equity multiple: 0.07×
• Total profit: $-22,238
• Equity at exit: $7,349

Cash invested: $23,800 (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 18014

• Active inventory: 62
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$446
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$35
• HOA: −$998
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-97

Break-even live

Break-even rent $1,953

Max offer price $67,938

Occupancy floor —

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Penn St #8 Bath, PA	2.0	1.0	1000	$1,750	$1.75	2d	1	0.71mi
112 S Chestnut St Bath, PA	2.0	1.0	800	$1,750	$2.19	43d	1	0.92mi
150 N Walnut St Apt A Bath, PA	2.0	1.0	1000	$1,295	$1.29	43d	1	0.98mi
252 N Walnut St #208 Bath, PA	2.0	1.5	1100	$1,850	$1.68	2d	1	1.14mi
282 N Walnut St Bath, PA	1.0–2.0	1.0–2.0	1025	$2,250	$2.20	2d	8	1.20mi
284 N Walnut St Unit 284-107 Bath, PA	2.0	2.0	1175	$2,250	$1.91	13d	1	1.27mi

HOA detail

• Monthly dues: $998 · $11,976/yr

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 30 DOM
2. 2026-06-17
   days on market $85,000 Active 29 DOM
3. 2026-06-16
   days on market $85,000 Active 28 DOM
4. 2026-06-15
   days on market $85,000 Active 27 DOM
5. 2026-06-14
   days on market $85,000 Active 25 DOM
6. 2026-06-10
   days on market $85,000 Active 22 DOM
7. 2026-06-09
   days on market $85,000 Active 21 DOM
8. 2026-06-08
   days on market $85,000 Active 20 DOM
9. 2026-06-07
   days on market $85,000 Active 19 DOM
10. 2026-06-05
    days on market $85,000 Active 16 DOM
11. 2026-06-03
    days on market $85,000 Active 15 DOM
12. 2026-06-02
    days on market $85,000 Active 14 DOM
13. 2026-06-01
    days on market $85,000 Active 13 DOM
14. 2026-05-31
    days on market $85,000 Active 12 DOM
15. 2026-05-31
    days on market $85,000 Active 11 DOM
16. 2026-05-19
    listed $85,000 Active
17. 2002-11-24
    historical
18. 2002-02-27
    listed $45,000

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$289/yr (+$24/mo · 37.7%)

ⓘ 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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,971
• − Mortgage interest: −$4,761
• − Property taxes: −$766
• − Insurance: −$425
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − HOA: −$11,976
• − Depreciation: −$2,473
• Taxable loss: −$1,946
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $-692/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 — East Allen

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

Census & demographics

• Population (ZIP): 12,474

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Danish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -145.54%
• Current HPI: 212.4688
• 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

+88.9% since first listed

3 events — show timeline

• 2026-05-19 Listed $85,000 GLVRMLS
• 2002-11-24 Listing Removed — GLVRMLS
• 2002-02-27 Listed $45,000 GLVRMLS

Property tax history

+1.3%/yr

Latest (2026): $766 · +3.1% YoY. Source: county tax records.