1092 Meadowlark Dr #51 · Breinigsville, PA 18051

$457,620

3 bd · 2.5 ba · 2,208 sqft · Townhouse · 97 Days on market

Built 2026 Est $450k · at est.

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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).

• Appreciation +9.8/10.0
• ARV discount +6.8/15.0
• Cash flow +5.7/30.0
• Schools +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0

Key facts

• Garage
• Built 2026
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $458k.

Deal economics

• At list price, monthly cash flow is $-942 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (38.6% below list).
• Recommended offer: $281k (38.6% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 2.9% in Breinigsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#1,251 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; 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.
• Market conditions: 40 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $47k of equity ($3k loan paydown + $44k 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 ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($416k) is reasonable based on typical stale-listing flexibility.

Recommended offer $281,072 (38.6% 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. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.82%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $450,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1094 Meadowlark Dr	0.01mi	3/2.5	2,208 (0%)	1mo	$461,120	$209	99
1092 Meadowlark Dr	0.00mi	3/2.5	2,208 (0%)	1mo	$451,120	$204	99
1090 Meadowlark Dr	0.04mi	3/2.5	2,208 (0%)	1mo	$445,120	$202	98
1088 Meadowlark Dr	0.04mi	3/2.5	2,208 (0%)	1mo	$470,620	$213	98
1092 Meadowlark Dr #51	0.00mi	3/2.5	2,208 (0%)	4mo	$451,120	$204	96
1126 Meadowlark Dr	0.04mi	3/2.5	2,208 (0%)	6mo	$466,120	$211	93
1126 Meadowlark Dr #26	0.04mi	3/2.5	2,208 (0%)	8mo	$466,120	$211	92
1128 Meadowlark Dr	0.07mi	3/2.5	2,208 (0%)	6mo	$449,120	$203	91
1132 Meadowlark Dr	0.12mi	3/2.5	2,208 (0%)	5mo	$467,120	$212	90
1130 Meadowlark Dr #28	0.12mi	3/2.5	2,208 (0%)	5mo	$449,990	$204	90
1130 Meadowlark Dr	0.12mi	3/2.5	2,208 (0%)	5mo	$449,990	$204	90
1090 Meadowlark Dr #52	0.04mi	3/1.0	2,208 (0%)	4mo	$449,120	$203	89

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: 17.0%
• Equity multiple: 2.36×
• Total profit: $173,902
• Equity at exit: $395,905

10-year hold

• IRR: 16.1%
• Equity multiple: 5.34×
• Total profit: $555,682
• Equity at exit: $836,960

Cash invested: $128,134 (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: 40
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $2,811 high
• Mortgage (P&I): −$2,400
• Tax est. 1.5%: −$572 /mo · $6,864/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-942

Break-even live

Break-even rent $4,003

Max offer price $321,305

Occupancy floor —

Sensitivity live

Price	-10% $-626	-5% $-784	+0% $-942	+5% $-1,100	+10% $-1,258
Rent	-10% $-1,164	-5% $-1,053	+0% $-942	+5% $-831	+10% $-720
Rate	-1.0pp $-712	-0.5pp $-826	base $-942	+0.5pp $-1,061	+1.0pp $-1,181

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: $114,405
• Closing costs: $13,729
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1092 Meadowlark Dr Fogelsville, PA	3.0	2.5	2208	$3,000	$1.36	15d	1	0.02mi
1127 Meadowlark Dr Unit 2 Fogelsville, PA	3.0	2.5	2208	$2,900	$1.31	3d	1	0.05mi
1069 Meadowlark Dr Fogelsville, PA	3.0	2.5	2717	$2,995	$1.10	21d	1	0.07mi
1085 Turnstone Dr Fogelsville, PA	3.0	2.5	2870	$2,800	$0.98	44d	1	0.08mi
1132 Meadowlark Dr Fogelsville, PA	3.0	2.5	2208	$3,000	$1.36	19d	1	0.11mi
1077 Meadowlark Dr Fogelsville, PA	3.0	2.5	2717	$3,000	$1.10	44d	1	0.14mi
8115 Main St Fogelsville, PA	3.0	1.5	1814	$2,300	$1.27	44d	1	0.48mi
2367 PA-100 Orefield, PA	3.0	2.0	1691	$2,650	$1.57	3d	1	1.35mi

Listing history 2 events

1. 2026-03-19
   status Pending
2. 2025-12-12
   listed $457,620 Active

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

Taxation est. · year 1

• Rental income: $33,729
• − Mortgage interest: −$25,634
• − Property taxes: −$6,864
• − Insurance: −$2,288
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − Depreciation: −$13,313
• Taxable loss: −$19,767
• Est. tax savings @ 24.0%: +$4,744
• After-tax cash flow: $-6,560/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

2 events — show timeline

• 2026-03-19 Pending — GLVRMLS
• 2025-12-12 Listed $457,620 GLVRMLS