4420 N Sunset Dr · Emmaus, PA 18036

$325,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 5 Days on market

Built 1963 0.49 ac lot Est $375k · 13% under

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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).

• ARV discount +13.5/15.0
• Cash flow +11.7/30.0
• Schools +6.1/10.0
• Livability +4.3/5.0
• DSCR +3.4/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 3 bedroom, 1 bath ranch situated on a level corner lot in a quiet neighborhood within the desirable Southern Lehigh School District. This home features a spacious 2-car garage, beautiful hardscaped walkways, and a relaxing gazebo perfect for outdoor enjoyment. Inside, you'll find hardwood floors under the carpet ready to be uncovered, along with vinyl replacement windows and a durable metal roof for added peace of mind. Convenient one-floor living with endless potential, this home is ready for its new owner to make it their own! Open House Sunday 5/31 from 12pm-2pm. Schedule your showing today!

Key facts

• Metal roof
• Hardscaped walkways
• Level corner lot

Tags

• LEVEL CORNER LOT
• HARDSCAPED WALKWAYS
• RELAXING GAZEBO
• HARDWOOD FLOORS
• VINYL REPLACEMENT WINDOWS
• METAL ROOF

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: Attached front-entry garage with 2 garage spaces; Off-street parking available
• Utilities: Well water; On-site septic system; Electric service
• Home design: Detached single-family home; Metal roof
• Construction: Brick construction; Concrete perimeter foundation; Built year source: Assessor
• Exterior features: Corner, level lot; Lot dimensions approximately 88 x 121 feet

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level; Master bedroom; Two additional main-level bedrooms
• Flooring: Hardwood flooring; Carpeted areas
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Baseboard hot water heating; Oil-fired heating and hot water; Central air conditioning (electric)
• Interior features: Full basement; Basement footprint covers entire house; Living room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (20.6% below list).
• Recommended offer: $258k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.4% in Emmaus — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#61 in PA, #424 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute F.
• Southern Lehigh SD (suburban): math 60% / reading 76% proficiency, ranked #25 of 539 in PA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 100 active listings in the ZIP; high-income renter base; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $258,051 (20.6% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $374,796
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4505 N Sunset Dr	0.07mi	3/1.0	1,154 (+10%)	23mo	$350,000	$303	60
4468 S Sunset Dr	0.08mi	3/2.0	1,170 (+12%)	19mo	$420,000	$359	56

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-58,696
• Equity at exit: $48,459

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-58,964
• Equity at exit: $28,100

Cash invested: $91,000 (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 18036

• Home prices YoY: -26.5%
• Active inventory: 100
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,581 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$293 /mo · $3,517/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-94

Break-even live

Break-even rent $2,700

Max offer price $308,353

Occupancy floor 99%

Sensitivity live

Price	-10% $90	-5% $-2	+0% $-94	+5% $-186	+10% $-278
Rent	-10% $-298	-5% $-196	+0% $-94	+5% $8	+10% $110
Rate	-1.0pp $69	-0.5pp $-12	base $-94	+0.5pp $-178	+1.0pp $-264

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   statusdays on market $325,000 Pending 5 DOM
2. 2026-06-01
   remarks 663-char remark
3. 2026-06-01
   days on market $325,000 Active 4 DOM
4. 2026-05-31
   days on market $325,000 Active 3 DOM
5. 2026-05-31
   days on market $325,000 Active 2 DOM
6. 2026-05-28
   listed $325,000 Active 638-char remark

   Show marketing remark (638 chars)

   Welcome home to this well-maintained 3 bedroom, 1 bath ranch situated on a level corner lot in a quiet neighborhood within the desirable Southern Lehigh School District. This home features a spacious 2-car garage, beautiful hardscaped walkways, and a relaxing gazebo perfect for outdoor enjoyment. Inside, you'll find hardwood floors under the carpet ready to be uncovered, along with vinyl replacement windows and a durable metal roof for added peace of mind. Convenient one-floor living with endless potential, this home is ready for its new owner to make it their own! Open House Sunday 5/31 from 12pm-2pm. Schedule your showing today!

7. 2026-05-28
   listed $325,000 Active

   Show marketing remark (638 chars)

   Welcome home to this well-maintained 3 bedroom, 1 bath ranch situated on a level corner lot in a quiet neighborhood within the desirable Southern Lehigh School District. This home features a spacious 2-car garage, beautiful hardscaped walkways, and a relaxing gazebo perfect for outdoor enjoyment. Inside, you'll find hardwood floors under the carpet ready to be uncovered, along with vinyl replacement windows and a durable metal roof for added peace of mind. Convenient one-floor living with endless potential, this home is ready for its new owner to make it their own! Open House Sunday 5/31 from 12pm-2pm. Schedule your showing today!

ⓘ 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: $3,517 · $293/mo
• Projected year-2 tax: $4,326 · $360/mo
• Expected delta: +$809/yr (+$67/mo · 23.0%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $30,966
• − Mortgage interest: −$18,205
• − Property taxes: −$3,517
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − Depreciation: −$9,455
• Taxable loss: −$6,790
• Est. tax savings @ 24.0%: +$1,630
• After-tax cash flow: $499/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: Southern Lehigh SD
• NCES district ID: 4222350
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $82,600
• Composite: 60.76/100
• National rank: #823
• State rank: #25 of 539 in PA

Livability — Emmaus

• Score: 86/100
• State rank: #61
• US rank: #424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lehigh County · 333,019 people
• City population: 18,941
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 15,581
• Household income: $129,123
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 154.0

Population outlook (Lehigh County) Hauer SSP2

• Today (2025): 392,957 people
• By 2030: 408,319 · +3.9%
• By 2040: 440,007 · +12.0%
• By 2050: 475,940 · +21.1%
• By 2075: 590,448 · +50.3%
• By 2100: 690,314 · +75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Polish 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lehigh

• 2024 margin: Toss-up / Even · D 50.7% · R 48.0% · Other 1.2%
• 2008→2024 swing: -12.9pp toward R · 2008: 15.6pp · 2024: 2.7pp
• All cycles: 2024: D+2.7 2020: D+7.6 2016: D+4.4 2012: D+7.5 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.91%
• Current HPI: 276.798
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $325,000 BRIGHT MLS
• 2026-05-28 Listed $325,000 GLVRMLS

Property tax history

+1.1%/yr

Latest (2026): $3,517 · +2.0% YoY. Source: county tax records.