1092 Meadowlark Dr #51

Breinigsville, PA 18051

$457,620D-

3 bd · 2.5 ba · 2,208 sqft · Built 2026 · Townhouse · Pending · 97 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,811/mo
• Mortgage (P&I): −$2,400
• Tax + insurance: −$763
• HOA: −$0
• Vac / Maint / Mgmt: −$590
• Net cashflow: $-942/mo
• Annual: $-11,304/yr
• Cap rate: 3.82%
• Cash-on-cash: -8.82%
• DSCR: 0.61
• 1% rule: 0.61%
• Cash to close: $128,134

Investor read

• This is a 3-bed/2.5-bath townhouse listed at $458k.
• 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).
• It's been on market 97 days — a 9% lower offer ($416k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $281k (38.6% below list) — sets the bar for 1% rule.
• In year one you build about $47k of equity ($3k loan paydown + $44k appreciation (9.5% local appreciation)).
• 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).
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.