1819 Blue Barn Rd · South Whitehall, PA 18069

$362,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 4 Days on market

Built 1956 0.55 ac lot

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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).

• Cash flow +13.8/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Appreciation +5.4/10.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brick Ranch in South Whitehall. 3 bedrooms and 1 bath with new central air system with heat pump. Home is situated on half acre lot, country living but super close to the city. Schedule your showing today won't last long.

Key facts

• New septic system
• Private retreat
• New central air

Tags

• NEW SEPTIC SYSTEM
• NEW CENTRAL AIR
• NEW ELECTRIC HOT WATER HEATER
• PRIVATE RETREAT

Property features AI

Exterior

• Parking: Attached garage with 1 garage space; Driveway with garage door opener
• Utilities: 200+ amp electrical service with circuit breakers; Septic tank sewer; Community/cooperative water
• Home design: Single-story home; Above-grade finished area reported
• Construction: Brick and steel siding exterior; Asphalt/fiberglass roofing
• Exterior features: Sunroom (12 x 6); Lot approximately 0.547 acres; Zoned RR

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Bedroom on first level (8 x 10); Bedroom (10 x 11); Bedroom (10 x 13)
• Flooring: Hardwood; Laminate; Resilient flooring; Tile
• Bathrooms: One full bathroom (5 x 9)
• Heating & cooling: Heat pump; Oil heating; Central air conditioning
• Interior features: Dining area with a separate/formal dining room; Basement with exterior entry (full)
• 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 $362k.

Deal economics

• At list price, monthly cash flow is $36 ($429/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 $308k (14.9% below list).
• Recommended offer: $308k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($3k loan paydown + $3k appreciation (0.9% local appreciation)).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $308,000 (14.9% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.07×
• Total profit: $6,862
• Equity at exit: $121,274

10-year hold

• IRR: 6.1%
• Equity multiple: 1.73×
• Total profit: $74,160
• Equity at exit: $159,393

Cash invested: $101,360 (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 18069

• Home prices YoY: 0.3%
• Active inventory: 51
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,080 medium
• Mortgage (P&I): −$1,898
• Tax from tax record: −$348 /mo · $4,179/yr
• Insurance: −$151
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $36

Break-even live

Break-even rent $3,035

Max offer price $362,000

Occupancy floor 94%

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: $90,500
• Closing costs: $10,860
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5265 Rockrose Ln Allentown, PA	1.0–2.0	1.0–2.0	1400	$3,080	$2.20	2d	21	1.48mi

Listing history 5 events

1. 2026-06-18
   days on market $362,000 Active 4 DOM
2. 2026-06-17
   days on market $362,000 Active 3 DOM
3. 2026-06-16
   days on market $362,000 Active 2 DOM
4. 2026-06-15
   remarks 341-char remark
5. 2026-06-15
   listed $362,000 Active 1 DOM

ⓘ 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: $4,179 · $348/mo
• Projected year-2 tax: $4,949 · $412/mo
• Expected delta: +$770/yr (+$64/mo · 18.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $36,960
• − Mortgage interest: −$20,278
• − Property taxes: −$4,179
• − Insurance: −$1,810
• − Repairs & maintenance: −$2,957
• − Management: −$2,957
• − Depreciation: −$10,531
• Taxable loss: −$5,751
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $1,809/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 — South Whitehall

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

Census & demographics

• Population (ZIP): 8,804

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Two or more races 8% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Chinese 2%

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: ▲ 0.88%
• Current HPI: 277.9781
• 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

+126.4% since first listed

12 events — show timeline

• 2026-06-14 Listed $362,000 GLVRMLS
• 2023-10-12 Sold (Public Records) $327,000 Public Records
• 2023-10-10 Sold (MLS) $327,000 GLVRMLS
• 2023-09-14 Pending — GLVRMLS
• 2023-09-11 Listed $320,000 GLVRMLS
• 2022-07-08 Sold (Public Records) $295,000 Public Records
• 2022-07-01 Sold (MLS) $295,000 GLVRMLS
• 2022-05-23 Pending — GLVRMLS
• 2022-05-03 Listed $295,000 GLVRMLS
• 2004-07-21 Sold (Public Records) $165,000 Public Records
• 2004-07-19 Sold (MLS) $165,000 GLVRMLS
• 2004-06-14 Listed $159,900 GLVRMLS

Property tax history

+2.1%/yr

Latest (2026): $4,179 · +3.9% YoY. Source: county tax records.