Charming Hills at Lock Ridge (Lower Milford Township, Lehigh County)
Macungie, PA 18062

ATTENTION MULTIFAMILY & PORTFOLIO INVESTORS!

Here’s a rare opportunity to acquire a 40-townhome investment portfolio in the highly desirable Charming Hills at Lock Ridge community in Macungie, PA. Built in 2005, these 3 bed / 2.5 bath townhomes with full basements provide immediate scale, strong in-place income (≈ $1.09M gross annually), and a current cap rate of 6.76%, with further upside to 7% post value-add through strategic rent increases. With newly updated roofs and decks, no HOA fees, and tenants responsible for all utilities including water and trash, this portfolio offers reliable cash flow in a prime Lehigh Valley location.

🏚️Portfolio Details:

• Total Units: 40 townhomes

• Asking Price: $350,000 per unit

• Gross Rent: ≈ $1,089,300 annually

• Current Net Rent: $946,420 — 6.76% cap rate

• Post Value-Add (Stabilized): $978,820 — 7% cap rate

• Projected Exit Value (Year 5): $17.04M

🏠Townhome Features:

• Built in 2005

• 3 bedrooms / 2.5 bathrooms – larger models in the development

• Full basements in every unit

• New roofs and new decks (recently updated)

• No Homeowners Association (HOA) fees

• Tenants pay all utilities, including water & trash removal

💰Financial Snapshot (Estimates – Buyer to Verify):

• Insurance estimate: ≈ $1,000 per unit annually

• Real estate taxes: ≈ $5,000 annually

• Current gross income: ≈ $1.09M per year

• Value-add potential: rents can be increased 15–20% to maximize returns

📍Community & Location:

• Located in the desirable Charming Hills at Lock Ridge neighborhood

• Strong rental demand in Macungie / Lower Milford Township

• Easy access to Lehigh Valley employment centers, amenities, and major highways

Investment Upside:

• Solid 6.76% cap rate today with potential to reach 7% stabilized

• Turnkey investment with recent capital improvements (roofs & decks)

• Stable tenant base responsible for utilities and municipal services

• Strong candidate for long-term hold, institutional portfolio, or 1031 exchange

📞☎️Call or text our team at: 215-395-6211
Showings / Portfolio Review by Appointment Only — Serious, Qualified Investors Only with verified POF.