5780 Pfeiffer Cir · Heidelberg, PA 18053

$75,900

2 bd · 1.0 ba · 924 sqft · SingleFamily · 37 Days on market

Built 1985 Good condition Est $73k · at est.

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +5.7/15.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Looking for low cost living in a desirable area? This 2 bedroom, 1 bath home is located in a quiet community in Northwestern Lehigh School District in Germansville. Just 10-15 minutes North of Routes 22 and I-78. This home is fully renovated with quality improvements. Some of the updates made in the last 3 months include: new forced air propane furnace and Central A/C system, long lasting insulated aluminum roof over, entry doors, vinyl windows, vinyl siding (shed to be vinyl sided to match house in next 2 weeks), drywalled ceilings in kitchen and living areas, kitchen cabinets with soft close drawers and pantries, quartz countertops with bar seating area, stainless steel appliances, kitche

Key facts

• Fully renovated
• Vinyl windows
• Kitchen cabinets

Tags

• FULLY RENOVATED
• INSULATED ALUMINUM ROOF
• VINYL WINDOWS
• VINYL SIDING
• DRYWALLED CEILINGS
• KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#158 in PA, #1,307 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, commute F.
• Northwestern Lehigh SD (rural): math 42% / reading 60% proficiency, ranked #128 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 8 active listings in the ZIP; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($525 loan paydown + $7k appreciation (9.5% local appreciation)).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 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: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,623 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.52% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.75%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $72,996
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5752 Pfeiffer Cir	0.00mi	3/2.0 (+1)	1,008 (+9%)	13mo	$79,900	$79	65

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

Projected returns pro-forma

9.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 3.98×
• Total profit: $63,430
• Equity at exit: $65,761

10-year hold

• IRR: 34.5%
• Equity multiple: 8.86×
• Total profit: $166,938
• Equity at exit: $139,121

Cash invested: $21,252 (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 18053

• Home prices YoY: 3.2%
• Active inventory: 8
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,138/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $385

Break-even live

Break-even rent $664

Max offer price $75,900

Occupancy floor 62%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $75,900 Active 37 DOM
2. 2026-06-17
   days on market $75,900 Active 36 DOM
3. 2026-06-16
   days on market $75,900 Active 35 DOM
4. 2026-06-15
   days on market $75,900 Active 34 DOM
5. 2026-06-14
   days on market $75,900 Active 32 DOM
6. 2026-06-13
   days on market $75,900 Active 31 DOM
7. 2026-06-10
   days on market $75,900 Active 29 DOM
8. 2026-06-09
   days on market $75,900 Active 28 DOM
9. 2026-06-08
   days on market $75,900 Active 27 DOM
10. 2026-06-07
    days on market $75,900 Active 26 DOM
11. 2026-06-05
    days on market $75,900 Active 23 DOM
12. 2026-06-03
    days on market $75,900 Active 22 DOM
13. 2026-06-02
    days on market $75,900 Active 21 DOM
14. 2026-06-01
    days on market $75,900 Active 20 DOM
15. 2026-05-31
    days on market $75,900 Active 19 DOM
16. 2026-05-31
    days on market $75,900 Active 18 DOM
17. 2026-05-12
    listed $75,900 Active 1203-char remark
18. 2025-09-23
    historical
19. 2025-09-04
    price $24,900
20. 2025-09-03
    status Active
21. 2025-08-29
    status Pending
22. 2025-08-20
    price $29,900
23. 2025-08-07
    listed $39,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $13,819
• − Mortgage interest: −$4,252
• − Property taxes: −$1,138
• − Insurance: −$380
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,208
• Taxable income: $3,630
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $3,751/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.

Condition & rehab AI · 0 photos

Good 75/100 Cosmetic rehab

This fully renovated home in a desirable area is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appearance and appeal to potential buyers or renters.
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's appearance and appeal to potential buyers or renters. ↑
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northwestern Lehigh SD
• NCES district ID: 4217850
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 60% ▼ -15.00%
• Median HH income: $76,852
• Composite: 46.11/100
• National rank: #2508
• State rank: #128 of 539 in PA

Livability — Heidelberg

• Score: 81/100
• State rank: #158
• US rank: #1307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,400

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 (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Polish 7% Iranian 6% Romanian 5%
• Foreign-born: 0%
• Languages at home: 98% English-only · 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: ▲ 9.53%
• Current HPI: 307.2789
• 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

+90.2% since first listed

7 events — show timeline

• 2026-05-12 Listed $75,900 FSBO.com
• 2025-09-23 Listing Removed — BRIGHT MLS
• 2025-09-04 Price Changed $24,900 BRIGHT MLS
• 2025-09-03 Relisted — BRIGHT MLS
• 2025-08-29 Pending — BRIGHT MLS
• 2025-08-20 Price Changed $29,900 BRIGHT MLS
• 2025-08-07 Listed $39,900 BRIGHT MLS