20 Court St · Weissport East, PA 18235

$79,900

2 bd · 1.0 ba · 784 sqft · Manufactured · 20 Days on market

Built 2025 $585/mo HOA · 45% of rent ↓ 10% since listing

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Why this score? — see what drove the D 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 +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Start fresh with this brand-new 2 bedroom, 1 full bath mobile home offering simple, low-maintenance living at an affordable price point. This home features a functional layout with a bright living area, efficient kitchen, comfortable bedrooms, and a laundry hookup for added convenience. Everything is brand new, giving you peace of mind and minimal upkeep for years to come, and the seller is including a 2-year home warranty for added protection. Conveniently located just minutes from major roadways including Route 209, Route 248, and the PA Turnpike Northeast Extension (I-476), making commuting a breeze. Nearby amenities include shopping, dining, and everyday essentials, along with close proximity to both St. Luke's Hospital and Lehigh Valley Health Network for added peace of mind. Outdoor enthusiasts will appreciate being just a short drive from Beltzville Lake State Park and the many parks, trails, and recreation options throughout Carbon County. Lot rent is $585/month and includes trash. Residents are responsible for all utilities, lawn care, and snow removal.

Key facts

• Bright living area
• Efficient kitchen
• Brand new

Tags

• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA
• EFFICIENT KITCHEN
• LAUNDRY HOOKUP
• BRAND NEW
• 2 YEAR HOME WARRANTY

Property features AI

Finance

• Other: Irrigation water rights
• HOA & community: HOA fee $585 monthly

Exterior

• Parking: Driveway parking (2 spaces); 2 total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured single-wide home; Construction not completed; Estimated year built; Fee simple ownership
• Construction: Vinyl siding; Asphalt/fiberglass roof; Crawl space foundation
• Exterior features: Deck(s); Above-grade and below-grade structures

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (leased) hot water and heating fuel; Ceiling fan cooling (electric)
• Interior features: Excellent condition; No basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-75 ($-902/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (16.6% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $67k (16.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#552 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lehighton Area SD (suburban): math 32% / reading 50% proficiency, ranked #336 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 45% of rent.

Recommended offer $66,621 (16.6% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 5.16%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.22×
• Total profit: $-17,372
• Equity at exit: $11,913

10-year hold

• IRR: -15.3%
• Equity multiple: 0.11×
• Total profit: $-19,818
• Equity at exit: $6,908

Cash invested: $22,372 (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 18235

• Home prices YoY: -27.1%
• Active inventory: 139
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$419
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$33
• HOA: −$585
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-75

Break-even live

Break-even rent $1,406

Max offer price $66,621

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Bridge St Unit A Weissport, PA	2.0	1.0	900	$975	$1.08	3d	1	0.41mi
206 N 2nd St Lehighton, PA	3.0	1.0	1000	$1,450	$1.45	3d	1	0.93mi
119 S 3rd St Unit B Lehighton, PA	2.0	1.0	640	$1,200	$1.88	3d	1	0.94mi
119 S 3rd St Unit B Lehighton, PA	2.0	1.0	640	$1,300	$2.03	44d	1	0.94mi
119 S 3rd St Unit B Lehighton, PA	2.0	1.0	640	$1,250	$1.95	19d	1	0.94mi
204 N 2nd St Lehighton, PA	3.0	1.0	1000	$1,600	$1.60	3d	1	0.96mi
339 N 2nd St Lehighton, PA	3.0	1.0	1073	$1,700	$1.58	3d	1	1.03mi
404 Mahoning St Apt 2 Lehighton, PA	3.0	1.0	800	$1,500	$1.88	3d	1	1.06mi
123 Jamestown St Lehighton, PA	2.0	1.0	780	$1,395	$1.79	3d	1	1.24mi

HOA detail

• Monthly dues: $585 · $7,020/yr
• Likely covers: trashlandscapingsnow removal

Listing history 17 events

1. 2026-04-29
   status Pending 1078-char remark

   Show marketing remark (1084 chars)

   Start fresh with this brand-new 2 bedroom, 1 full bath mobile home offering simple, low-maintenance living at an affordable price point. This home features a functional layout with a bright living area, efficient kitchen, comfortable bedrooms, and a laundry hookup for added convenience. Everything is brand new, giving you peace of mind and minimal upkeep for years to come, and the seller is including a 2-year home warranty for added protection. Conveniently located just minutes from major roadways including Route 209, Route 248, and the PA Turnpike Northeast Extension (I-476), making commuting a breeze. Nearby amenities include shopping, dining, and everyday essentials, along with close proximity to both St. Luke’s Hospital and Lehigh Valley Health Network for added peace of mind. Outdoor enthusiasts will appreciate being just a short drive from Beltzville Lake State Park and the many parks, trails, and recreation options throughout Carbon County. Lot rent is $585/month and includes trash. Residents are responsible for all utilities, lawn care, and snow removal.

2. 2026-04-29
   status Pending

   Show marketing remark (1084 chars)

   Start fresh with this brand-new 2 bedroom, 1 full bath mobile home offering simple, low-maintenance living at an affordable price point. This home features a functional layout with a bright living area, efficient kitchen, comfortable bedrooms, and a laundry hookup for added convenience. Everything is brand new, giving you peace of mind and minimal upkeep for years to come, and the seller is including a 2-year home warranty for added protection. Conveniently located just minutes from major roadways including Route 209, Route 248, and the PA Turnpike Northeast Extension (I-476), making commuting a breeze. Nearby amenities include shopping, dining, and everyday essentials, along with close proximity to both St. Luke’s Hospital and Lehigh Valley Health Network for added peace of mind. Outdoor enthusiasts will appreciate being just a short drive from Beltzville Lake State Park and the many parks, trails, and recreation options throughout Carbon County. Lot rent is $585/month and includes trash. Residents are responsible for all utilities, lawn care, and snow removal.

3. 2026-04-29
   status Pending 1084-char remark

   Show marketing remark (1084 chars)

   Start fresh with this brand-new 2 bedroom, 1 full bath mobile home offering simple, low-maintenance living at an affordable price point. This home features a functional layout with a bright living area, efficient kitchen, comfortable bedrooms, and a laundry hookup for added convenience. Everything is brand new, giving you peace of mind and minimal upkeep for years to come, and the seller is including a 2-year home warranty for added protection. Conveniently located just minutes from major roadways including Route 209, Route 248, and the PA Turnpike Northeast Extension (I-476), making commuting a breeze. Nearby amenities include shopping, dining, and everyday essentials, along with close proximity to both St. Luke’s Hospital and Lehigh Valley Health Network for added peace of mind. Outdoor enthusiasts will appreciate being just a short drive from Beltzville Lake State Park and the many parks, trails, and recreation options throughout Carbon County. Lot rent is $585/month and includes trash. Residents are responsible for all utilities, lawn care, and snow removal.

4. 2026-04-09
   listed $79,900 Active 1078-char remark

   Show marketing remark (1084 chars)

   Start fresh with this brand-new 2 bedroom, 1 full bath mobile home offering simple, low-maintenance living at an affordable price point. This home features a functional layout with a bright living area, efficient kitchen, comfortable bedrooms, and a laundry hookup for added convenience. Everything is brand new, giving you peace of mind and minimal upkeep for years to come, and the seller is including a 2-year home warranty for added protection. Conveniently located just minutes from major roadways including Route 209, Route 248, and the PA Turnpike Northeast Extension (I-476), making commuting a breeze. Nearby amenities include shopping, dining, and everyday essentials, along with close proximity to both St. Luke’s Hospital and Lehigh Valley Health Network for added peace of mind. Outdoor enthusiasts will appreciate being just a short drive from Beltzville Lake State Park and the many parks, trails, and recreation options throughout Carbon County. Lot rent is $585/month and includes trash. Residents are responsible for all utilities, lawn care, and snow removal.

5. 2026-04-09
   listed $79,900 Active

   Show marketing remark (1084 chars)

   Start fresh with this brand-new 2 bedroom, 1 full bath mobile home offering simple, low-maintenance living at an affordable price point. This home features a functional layout with a bright living area, efficient kitchen, comfortable bedrooms, and a laundry hookup for added convenience. Everything is brand new, giving you peace of mind and minimal upkeep for years to come, and the seller is including a 2-year home warranty for added protection. Conveniently located just minutes from major roadways including Route 209, Route 248, and the PA Turnpike Northeast Extension (I-476), making commuting a breeze. Nearby amenities include shopping, dining, and everyday essentials, along with close proximity to both St. Luke’s Hospital and Lehigh Valley Health Network for added peace of mind. Outdoor enthusiasts will appreciate being just a short drive from Beltzville Lake State Park and the many parks, trails, and recreation options throughout Carbon County. Lot rent is $585/month and includes trash. Residents are responsible for all utilities, lawn care, and snow removal.

6. 2026-04-09
   listed $79,900 Active 1084-char remark

   Show marketing remark (1084 chars)

   Start fresh with this brand-new 2 bedroom, 1 full bath mobile home offering simple, low-maintenance living at an affordable price point. This home features a functional layout with a bright living area, efficient kitchen, comfortable bedrooms, and a laundry hookup for added convenience. Everything is brand new, giving you peace of mind and minimal upkeep for years to come, and the seller is including a 2-year home warranty for added protection. Conveniently located just minutes from major roadways including Route 209, Route 248, and the PA Turnpike Northeast Extension (I-476), making commuting a breeze. Nearby amenities include shopping, dining, and everyday essentials, along with close proximity to both St. Luke’s Hospital and Lehigh Valley Health Network for added peace of mind. Outdoor enthusiasts will appreciate being just a short drive from Beltzville Lake State Park and the many parks, trails, and recreation options throughout Carbon County. Lot rent is $585/month and includes trash. Residents are responsible for all utilities, lawn care, and snow removal.

7. 2025-11-14
   historical
8. 2025-08-21
   listed $79,900 Active
9. 2025-08-12
   listed $79,900 Active
10. 2025-06-10
    historical
11. 2025-05-09
    status Active
12. 2025-05-02
    status Pending
13. 2025-04-10
    listed $84,900 Active
14. 2025-03-31
    historical
15. 2025-03-24
    price $84,900
16. 2025-01-28
    price $75,900
17. 2024-12-31
    listed $89,000 Active

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$191/yr (+$16/mo · 21.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $15,729
• − Mortgage interest: −$4,476
• − Property taxes: −$880
• − Insurance: −$400
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − HOA: −$7,020
• − Depreciation: −$2,324
• Taxable loss: −$1,888
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $-449/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: Lehighton Area SD
• NCES district ID: 4213500
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $51,115
• Composite: 35.36/100
• National rank: #4958
• State rank: #336 of 539 in PA

Livability — Weissport East

• Score: 73/100
• State rank: #552
• US rank: #5138

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weissport East, PA
• City population: 19,121
• Population (ZIP): 19,121

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Polish 5% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.77%
• Current HPI: 187.4645
• 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

-10.2% since first listed

17 events — show timeline

• 2026-04-29 Pending — PMAR
• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-29 Pending — GLVRMLS
• 2026-04-09 Listed $79,900 PMAR
• 2026-04-09 Listed $79,900 GLVRMLS
• 2026-04-09 Listed $79,900 BRIGHT MLS
• 2025-11-14 Listing Removed — GLVRMLS
• 2025-08-21 Listed $79,900 PMAR
• 2025-08-12 Listed $79,900 GLVRMLS
• 2025-06-10 Listing Removed — GLVRMLS
• 2025-05-09 Relisted — GLVRMLS
• 2025-05-02 Pending — GLVRMLS
• 2025-04-10 Listed $84,900 GLVRMLS
• 2025-03-31 Listing Removed — GLVRMLS
• 2025-03-24 Price Changed $84,900 GLVRMLS
• 2025-01-28 Price Changed $75,900 GLVRMLS
• 2024-12-31 Listed $89,000 GLVRMLS

Property tax history

+13.2%/yr

Latest (2026): $880 · +233.0% YoY. Source: county tax records.