8355 Valley Grn · Breinigsville, PA 18051

$469,995

4 bd · 2.5 ba · 2,215 sqft · SingleFamily public records · 24 Days on market

Built 1994 0.25 ac lot $212/sqft · 11% below area Est $527k · 11% under $125/mo HOA · 5% of rent

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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 +12.4/15.0
• Appreciation +9.8/10.0
• Schools +5.7/10.0
• Cash flow +5.1/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Fall in love with this fabulous single home in Applewood! Meticulously maintained and a pleasure to show, this home has so much to offer. Cathedral ceilings in the family room and a wood burning fireplace for those cozy winter evenings. Relax in the jacuzzi tub in the master bathroom. Enjoy picnics on the large patio while taking in the beautifully landscaped property. You will see quality workmanship throughout this home. Tile floors in all bathrooms as well as the eat-in Kitchen and Foyer. Tasteful use of crown molding and chair rails. This home has been freshly painted and is ready for its new owner to move in and enjoy! HOA fee includes pool membership and use of Club House and tennis courts. Easy access to all major routes! PARKLAND SCHOOLS! Motivated seller, bring your offer today!

Key facts

• Walk-in closet
• Spacious floor plan
• Whirlpool tub

Tags

• BRIGHT ENTRANCE FOYER
• SPACIOUS FLOOR PLAN
• HARDWOOD AND TILE FLOORING
• PRIVATE RETREAT
• WALK-IN CLOSET
• WHIRLPOOL TUB

Property features AI

Finance

• HOA & community: Association fee of $375 paid quarterly

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; 200+ amp electrical service with circuit breakers
• Home design: Two-story residence; Has a view
• Construction: Aluminum siding; Asphalt and fiberglass roof; Daylight basement
• Exterior features: Patio; Yard fenced

Interior

• Kitchen: Dishwasher; Electric water heater
• Bedrooms: Multiple bedrooms located on the second floor
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom (first floor)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Dining area; Separate/formal dining room; Eat-in kitchen; Family room fireplace
• Laundry & utility: Washer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (40.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (41.0% below list).
• Recommended offer: $277k (41.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#1,251 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Parkland SD (suburban): math 59% / reading 70% proficiency, ranked #40 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Kernsville Sch (math 72% / reading 77%, grade A, #89 of 1,518 statewide, top 7%, 447 students, 24% FRL); Orefield Ms (math 33% / reading 60%, grade D+, #172 of 512 statewide, top 35%, 917 students, 36% FRL); Parkland Hs (math 81% / reading 24%, grade C-, #107 of 437 statewide, top 25%, 3,220 students, 25% FRL).
• Market conditions: 41 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (9.5% local appreciation)).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($463k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.

Recommended offer $277,329 (41.0% 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 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: 0.59% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.86%
• DSCR: 0.56
• GRM: 14.1

CMA / ARV

• ARV (median comp): $526,912
• List price: $469,995
• Delta: -10.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8331 Countryside Ln	0.06mi	4/2.5	2,359 (+6%)	17mo	$497,500	$211	73
8219 Pheasant Run	0.27mi	4/2.5	2,224 (+0%)	21mo	$489,900	$220	69
7914 Woodsbluff Run	0.64mi	4/2.5	2,338 (+6%)	2mo	$358,000	$153	60
7933 Trails End	0.62mi	4/3.0	2,106 (-5%)	4mo	$404,000	$192	57
8152 Lark St	0.45mi	4/2.5	2,390 (+8%)	16mo	$620,000	$259	52
7928 Woodsbluff Run	0.69mi	4/2.5	2,152 (-3%)	23mo	$440,000	$204	44
—	0.56mi	4/2.5	2,423 (+9%)	22mo	$687,370	$284	40
8121 Main St	0.70mi	3/2.0 (-1)	1,944 (-12%)	3mo	$595,000	$306	38
7941 Trails End	0.58mi	4/2.5	1,954 (-12%)	22mo	$510,000	$261	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.30×
• Total profit: $171,376
• Equity at exit: $406,611

10-year hold

• IRR: 15.6%
• Equity multiple: 5.22×
• Total profit: $555,143
• Equity at exit: $859,593

Cash invested: $131,599 (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 18051

• Home prices YoY: 3.5%
• Active inventory: 41
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,773 high
• Mortgage (P&I): −$2,465
• Tax from tax record: −$487 /mo · $5,839/yr
• Insurance: −$196
• HOA: −$125
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-1,081

Break-even live

Break-even rent $4,142

Max offer price $278,994

Occupancy floor —

Sensitivity live

Price	-10% $-815	-5% $-948	+0% $-1,081	+5% $-1,214	+10% $-1,347
Rent	-10% $-1,300	-5% $-1,191	+0% $-1,081	+5% $-972	+10% $-862
Rate	-1.0pp $-845	-0.5pp $-962	base $-1,081	+0.5pp $-1,203	+1.0pp $-1,327

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: $117,499
• Closing costs: $14,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8115 Main St Fogelsville, PA	3.0	1.5	1814	$2,300	$1.27	45d	1	0.80mi
1132 Meadowlark Dr Fogelsville, PA	3.0	2.5	2208	$3,000	$1.36	21d	1	0.81mi
1092 Meadowlark Dr Fogelsville, PA	3.0	2.5	2208	$3,000	$1.36	16d	1	0.86mi
1127 Meadowlark Dr Unit 2 Fogelsville, PA	3.0	2.5	2208	$2,900	$1.31	4d	1	0.87mi
1069 Meadowlark Dr Fogelsville, PA	3.0	2.5	2717	$2,995	$1.10	23d	1	0.90mi
1085 Turnstone Dr Fogelsville, PA	3.0	2.5	2870	$2,800	$0.98	45d	1	0.91mi
1077 Meadowlark Dr Fogelsville, PA	3.0	2.5	2717	$3,000	$1.10	45d	1	0.92mi
2367 PA-100 Orefield, PA	3.0	2.0	1691	$2,650	$1.57	4d	1	0.96mi
9175 Haaf Rd Unit 1 Right Fogelsville, PA	3.0	1.0	1488	$1,650	$1.11	16d	1	1.09mi
9367 Haaf Rd Fogelsville, PA	3.0	1.0	1680	$2,100	$1.25	45d	1	1.27mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: pool

Listing history 12 events

1. 2026-05-06
   soldstatus $410,000
2. 2026-05-04
   listed $469,995 Active 523-char remark
3. 2004-12-06
   soldstatus $272,500
4. 2004-11-30
   soldstatus $272,500 801-char remark

   Show marketing remark (801 chars)

   Fall in love with this fabulous single home in Applewood! Meticulously maintained and a pleasure to show, this home has so much to offer. Cathedral ceilings in the family room and a wood burning fireplace for those cozy winter evenings. Relax in the jacuzzi tub in the master bathroom. Enjoy picnics on the large patio while taking in the beautifully landscaped property. You will see quality workmanship throughout this home. Tile floors in all bathrooms as well as the eat-in Kitchen and Foyer. Tasteful use of crown molding and chair rails. This home has been freshly painted and is ready for its new owner to move in and enjoy! HOA fee includes pool membership and use of Club House and tennis courts. Easy access to all major routes! PARKLAND SCHOOLS! Motivated seller, bring your offer today!

5. 2004-11-30
   soldstatus $272,500

   Show marketing remark (801 chars)

   Fall in love with this fabulous single home in Applewood! Meticulously maintained and a pleasure to show, this home has so much to offer. Cathedral ceilings in the family room and a wood burning fireplace for those cozy winter evenings. Relax in the jacuzzi tub in the master bathroom. Enjoy picnics on the large patio while taking in the beautifully landscaped property. You will see quality workmanship throughout this home. Tile floors in all bathrooms as well as the eat-in Kitchen and Foyer. Tasteful use of crown molding and chair rails. This home has been freshly painted and is ready for its new owner to move in and enjoy! HOA fee includes pool membership and use of Club House and tennis courts. Easy access to all major routes! PARKLAND SCHOOLS! Motivated seller, bring your offer today!

6. 2004-11-29
   soldstatus $272,500

   Show marketing remark (365 chars)

   Big, beautiful single home in Applewood with little yard work. 4 bedrooms, 2-1/2 baths, fireplace in family room, jacuzzi tub in master bath. Priced for a quick sale. All appliances remain, furniture is negotiable. Fabulous neighborhood, includes tennis courts, pool membership and use of clubhouse. Close to all major routes. Parkland Schools. Seller is motivated!

7. 2004-10-25
   historical

   Show marketing remark (365 chars)

   Big, beautiful single home in Applewood with little yard work. 4 bedrooms, 2-1/2 baths, fireplace in family room, jacuzzi tub in master bath. Priced for a quick sale. All appliances remain, furniture is negotiable. Fabulous neighborhood, includes tennis courts, pool membership and use of clubhouse. Close to all major routes. Parkland Schools. Seller is motivated!

8. 2004-09-24
   listed $279,900 801-char remark

   Show marketing remark (801 chars)

   Fall in love with this fabulous single home in Applewood! Meticulously maintained and a pleasure to show, this home has so much to offer. Cathedral ceilings in the family room and a wood burning fireplace for those cozy winter evenings. Relax in the jacuzzi tub in the master bathroom. Enjoy picnics on the large patio while taking in the beautifully landscaped property. You will see quality workmanship throughout this home. Tile floors in all bathrooms as well as the eat-in Kitchen and Foyer. Tasteful use of crown molding and chair rails. This home has been freshly painted and is ready for its new owner to move in and enjoy! HOA fee includes pool membership and use of Club House and tennis courts. Easy access to all major routes! PARKLAND SCHOOLS! Motivated seller, bring your offer today!

9. 2004-09-24
   historical

   Show marketing remark (801 chars)

   Fall in love with this fabulous single home in Applewood! Meticulously maintained and a pleasure to show, this home has so much to offer. Cathedral ceilings in the family room and a wood burning fireplace for those cozy winter evenings. Relax in the jacuzzi tub in the master bathroom. Enjoy picnics on the large patio while taking in the beautifully landscaped property. You will see quality workmanship throughout this home. Tile floors in all bathrooms as well as the eat-in Kitchen and Foyer. Tasteful use of crown molding and chair rails. This home has been freshly painted and is ready for its new owner to move in and enjoy! HOA fee includes pool membership and use of Club House and tennis courts. Easy access to all major routes! PARKLAND SCHOOLS! Motivated seller, bring your offer today!

10. 2004-09-15
    listed $272,500

    Show marketing remark (365 chars)

    Big, beautiful single home in Applewood with little yard work. 4 bedrooms, 2-1/2 baths, fireplace in family room, jacuzzi tub in master bath. Priced for a quick sale. All appliances remain, furniture is negotiable. Fabulous neighborhood, includes tennis courts, pool membership and use of clubhouse. Close to all major routes. Parkland Schools. Seller is motivated!

11. 2004-07-19
    listed $279,900
12. 1994-03-01
    soldstatus $46,000

ⓘ 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: $5,839 · $487/mo
• Projected year-2 tax: $6,632 · $553/mo
• Expected delta: +$794/yr (+$66/mo · 13.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,279
• − Mortgage interest: −$26,327
• − Property taxes: −$5,839
• − Insurance: −$2,350
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − HOA: −$1,500
• − Depreciation: −$13,673
• Taxable loss: −$21,734
• Est. tax savings @ 24.0%: +$5,216
• After-tax cash flow: $-7,758/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: Parkland SD
• NCES district ID: 4218510
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $77,976
• Composite: 57.44/100
• National rank: #1074
• State rank: #40 of 539 in PA

Livability — Breinigsville

• Score: 63/100
• State rank: #1251
• US rank: #15041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lehigh County · 333,019 people
• City population: 11,570
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 3,624
• Household income: $139,506
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 34.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Polish 13% Slovak 4% German 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▲ 9.51%
• Current HPI: 278.281
• 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

+791.3% since first listed

13 events — show timeline

• 2026-05-28 Pending — GLVRMLS
• 2026-05-06 Sold (Public Records) $410,000 Public Records
• 2026-05-04 Listed $469,995 GLVRMLS
• 2004-12-06 Sold (Public Records) $272,500 Public Records
• 2004-11-30 Sold (Public Records) $272,500 Public Records
• 2004-11-30 Sold (MLS) $272,500 GLVRMLS
• 2004-11-29 Sold (MLS) $272,500 BRIGHT MLS
• 2004-10-25 Listing Removed — BRIGHT MLS
• 2004-09-24 Listing Removed — GLVRMLS
• 2004-09-24 Listed $279,900 GLVRMLS
• 2004-09-15 Listed $272,500 BRIGHT MLS
• 2004-07-19 Listed $279,900 GLVRMLS
• 1994-03-01 Sold (Public Records) $46,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $5,839 · +3.1% YoY. Source: county tax records.