2710 Columbia St · Palmer, PA 18045

$214,900

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 1 Days on market

Built 1900 3,330 sqft lot Est $266k · 19% under

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Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedrooms, 1 bath. Big backyard w/ deck. Some newer windows, Full basement with washer & dryer hook-up. This house won't last! Priced to Sell, schedule a showing today!

Key facts

• Off street parking
• First floor laundry
• Large fenced in yard

Tags

• OFF STREET PARKING
• LARGE FENCED IN YARD
• FIRST FLOOR LAUNDRY
• NEWER HEATING SYSTEM
• BRAND NEW CARPETING

Property features AI

Exterior

• Parking: Off-street parking; Parking pad
• Utilities: Public water; Public sewer; Electric service: 100 amps with circuit breakers
• Home design: 2 stories; Brick and vinyl siding construction; Rubber roof
• Construction: Built with brick and vinyl siding; Rubber roof; Full basement
• Exterior features: Deck; Porch; Yard fenced; Fence

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Total rooms: 7; Has basement (full)
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Ceiling fans
• Interior features: Dining area; Separate/formal dining room
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (3.1% below list).
• Recommended offer: $208k (3.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Easton Area SD (suburban): math 31% / reading 44% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+11.2%/yr); 163 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $70k; list at $215k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $208,282 (3.1% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $265,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 4th St	0.58mi	2/1.0 (-1)	960 (+0%)	0mo	$274,900	$286	67
2732 Oregon St	0.47mi	2/1.0 (-1)	936 (-2%)	4mo	$280,000	$299	66
529 Oakwood St	0.46mi	2/1.5 (-1)	1,012 (+6%)	2mo	$307,100	$303	60
2228 Butler St	0.53mi	2/1.0 (-1)	944 (-1%)	10mo	$195,000	$207	60
2497 Lincoln Ave	0.52mi	2/1.0 (-1)	960 (+0%)	14mo	$220,000	$229	58
2604 Burrows St	0.55mi	3/1.0	1,008 (+5%)	10mo	$280,000	$278	56
2218 2nd St	0.75mi	3/1.0	1,008 (+5%)	1mo	$325,000	$322	55
300 S Greenwood Ave	0.54mi	2/1.0 (-1)	878 (-8%)	12mo	$342,500	$390	46
1916 Hay Ter	0.74mi	2/1.0 (-1)	954 (-0%)	19mo	$239,900	$251	44
716 Sterlingworth Ter	0.54mi	3/1.0	1,056 (+10%)	22mo	$261,000	$247	40
2916 Charlotte Ave	0.72mi	2/1.0 (-1)	1,046 (+9%)	12mo	$288,000	$275	35
3198 Freemansburg Ave	0.74mi	3/1.0	1,092 (+14%)	17mo	$260,000	$238	28

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.86×
• Total profit: $-8,136
• Equity at exit: $32,042

10-year hold

• IRR: 11.0%
• Equity multiple: 2.05×
• Total profit: $63,145
• Equity at exit: $18,581

Cash invested: $60,172 (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 18045

• Rents YoY: 11.2%
• Active inventory: 163
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $247

Break-even live

Break-even rent $1,771

Max offer price $214,900

Occupancy floor 83%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 Oakwood St Easton, PA	2.0	1.0	1025	$1,898	$1.85	2d	1	0.46mi
2250 Butler St Unit 06 Easton, PA	2.0	1.0	1000	$1,700	$1.70	18d	1	0.54mi
100 Woodmont Cir Easton, PA	1.0–2.0	1.0–2.0	978	$2,450	$2.51	2d	11	0.67mi
817 Ridge St Easton, PA	2.0	1.0	1014	$1,900	$1.87	43d	1	0.89mi
2150 Gateway Ter Easton, PA	1.0–2.0	1.0–2.0	707	$1,900	$2.69	2d	2	0.94mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	23d	1	1.04mi
94 Jonathan Dr Easton, PA	2.0	1.0	1045	$2,200	$2.11	2d	1	1.11mi
11 Early St Easton, PA	2.0	1.0	998	$1,625	$1.63	43d	1	1.24mi
1304 Lehigh St Unit 1 Easton, PA	2.0	1.0	733	$1,295	$1.77	2d	1	1.37mi
4053 Vaughn St Easton, PA	2.0	1.5	950	$1,800	$1.89	14d	1	1.37mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	2d	1	1.39mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	14d	1	1.43mi

Listing history 10 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   listed $214,900 Active
3. 2008-03-24
   soldstatus $69,900 175-char remark

   Show marketing remark (175 chars)

   3 bedrooms, 1 bath. Big backyard w/ deck. Some newer windows, Full basement with washer & dryer hook-up. This house won't last! Priced to Sell, schedule a showing today!

4. 2008-02-12
   listed $73,900 175-char remark

   Show marketing remark (175 chars)

   3 bedrooms, 1 bath. Big backyard w/ deck. Some newer windows, Full basement with washer & dryer hook-up. This house won't last! Priced to Sell, schedule a showing today!

5. 2007-11-03
   historical
6. 2007-10-29
   listed $114,900
7. 2007-10-26
   historical
8. 2007-08-06
   listed $114,900
9. 2005-08-23
   soldstatus $75,000
10. 1992-05-01
    soldstatus $50,000

ⓘ 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: $2,189 · $182/mo
• Projected year-2 tax: $2,792 · $233/mo
• Expected delta: +$603/yr (+$50/mo · 27.6%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,994
• − Mortgage interest: −$12,038
• − Property taxes: −$2,189
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$6,252
• Taxable loss: −$558
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $3,092/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: Easton Area SD
• NCES district ID: 4208850
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $61,390
• Composite: 33.46/100
• National rank: #5457
• State rank: #364 of 539 in PA

Livability — Palmer

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

Census & demographics

• County: Northampton County · 236,814 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 30,429
• Household income: $114,528
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 537.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 14% Two or more races 9% Asian 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 5% Polish 2% Italian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -297.92%
• Current HPI: 201.5716
• Rent YoY: ▲ 11.15%
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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

+329.8% since first listed

10 events — show timeline

• 2026-04-30 Pending — GLVRMLS
• 2026-04-29 Listed $214,900 GLVRMLS
• 2008-03-24 Sold (MLS) $69,900 GLVRMLS
• 2008-02-12 Listed $73,900 GLVRMLS
• 2007-11-03 Listing Removed — GLVRMLS
• 2007-10-29 Listed $114,900 GLVRMLS
• 2007-10-26 Listing Removed — GLVRMLS
• 2007-08-06 Listed $114,900 GLVRMLS
• 2005-08-23 Sold (Public Records) $75,000 Public Records
• 1992-05-01 Sold (Public Records) $50,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $2,189 · -6.6% YoY. Source: county tax records.