813 Balata St · Wilson, PA 18042

$224,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 13 Days on market

Built 1920 1,575 sqft lot Est $281k · 20% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Livability +4.4/5.0
• 1% rule +3.8/10.0
• Rent growth +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL CARE FOR Twin Home in the DESIRABLE Wilson Borough. You are greeted by the LOVELY COVERED FRONT PORCH perfect to relax & enjoy the LOVELY neighborhood. Great features inside including the nice size Living Room that flows nicely into the Dining Room making it easy to entertain guest. The LARGE UPDATED Eat-in Kitchen has nice amount of cabinet & counter space for all your cooking equipment, LARGE dining area, & access to the backyard space perfect for outdoor entertainment w/ utility shed for outdoor equipment. 3 great size bedrooms & UPDATED tiled bath are on the 2nd floor. One room make a GREAT OFFICE SPACE as it is jack & jill to bath. This home also has a FULL basement, walkup attic, NEW fixtures, & is just all around a GREAT HOME! CALL TODAY!

Key facts

• Built 1920
• Listed 13 days

Property features AI

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $54 ($646/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 $199k (11.7% below list).
• Recommended offer: $199k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Wilson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 88/100 on livability (#32 in PA, #171 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Wilson Area SD (suburban): math 28% / reading 52% proficiency, ranked #338 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wilson Borough El Sch (math 37% / reading 52%, grade F, #815 of 1,518 statewide, top 56%, 304 students, 60% FRL); Wilson Area Intermediate Sch (math 18% / reading 50%, grade F, #334 of 512 statewide, top 67%, 676 students, 49% FRL); Wilson Area Hs (math 57%, 741 students, 39% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 191 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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.
• Current owner paid $140k; list at $225k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,526 (11.7% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $280,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2218 2nd St	0.44mi	3/1.0	1,008 (-5%)	1mo	$325,000	$322	70
317 Front St	0.53mi	3/1.0	1,071 (+1%)	6mo	$204,500	$191	69
2312 4th St	0.28mi	2/1.0 (-1)	960 (-10%)	0mo	$274,900	$286	65
2342 Forest St	0.23mi	3/1.0	1,216 (+14%)	5mo	$188,000	$155	61
2604 Burrows St	0.50mi	3/1.0	1,008 (-5%)	10mo	$280,000	$278	59
2228 Butler St	0.35mi	2/1.0 (-1)	944 (-11%)	10mo	$195,000	$207	52
2497 Lincoln Ave	0.36mi	2/1.0 (-1)	960 (-10%)	15mo	$220,000	$229	50
906 Ridge St	0.54mi	2/1.0 (-1)	1,040 (-2%)	20mo	$275,000	$264	50
213 Spring St	0.44mi	2/1.0 (-1)	904 (-15%)	2mo	$250,000	$277	48
2732 Oregon St	0.56mi	2/1.0 (-1)	936 (-12%)	4mo	$280,000	$299	45
1827 Hay Ter	0.60mi	3/1.5	1,188 (+12%)	14mo	$212,000	$178	39
1916 Hay Ter	0.51mi	2/1.0 (-1)	954 (-10%)	19mo	$239,900	$251	38

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

Projected returns pro-forma

-3.0% appreciation · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-29,057
• Equity at exit: $33,533

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,998
• Equity at exit: $19,445

Cash invested: $62,972 (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 18042

• Rents YoY: 4.9%
• Active inventory: 191
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $54

Break-even live

Break-even rent $1,917

Max offer price $224,900

Occupancy floor 92%

Sensitivity live

Price	-10% $181	-5% $118	+0% $54	+5% $-10	+10% $-73
Rent	-10% $-103	-5% $-25	+0% $54	+5% $132	+10% $211
Rate	-1.0pp $167	-0.5pp $111	base $54	+0.5pp $-4	+1.0pp $-64

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2434 Birch St Easton, PA	3.0	1.0	1294	$1,900	$1.47	4d	1	0.13mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	4d	1	0.15mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	16d	1	0.15mi
2248 Birch St Easton, PA	3.0	1.5	1425	$1,850	$1.30	45d	1	0.20mi
2250 Butler St Unit 06 Easton, PA	2.0	1.0	1000	$1,700	$1.70	20d	1	0.32mi
2306 3rd St Easton, PA	3.0	1.0	1240	$2,000	$1.61	16d	1	0.33mi
2474 Lincoln Ave Easton, PA	3.0	1.0	1500	$1,800	$1.20	45d	1	0.38mi
2246 2nd St Easton, PA	3.0	1.5	1449	$2,150	$1.48	4d	1	0.42mi
817 Ridge St Easton, PA	2.0	1.0	1014	$1,900	$1.87	45d	1	0.55mi
2118 Northampton St Unit 1 Easton, PA	2.0	1.0	1240	$1,595	$1.29	25d	1	0.68mi
2001 Ferry St Easton, PA	3.0	1.0	1440	$2,200	$1.53	45d	1	0.70mi
100 Woodmont Cir Easton, PA	1.0–2.0	1.0–2.0	978	$2,450	$2.51	4d	11	0.71mi
2125 Northampton St Easton, PA	3.0	1.0	1440	$2,000	$1.39	16d	1	0.71mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	25d	1	0.73mi
613 Oakwood St Easton, PA	2.0	1.0	1025	$1,898	$1.85	4d	1	0.78mi
2960 William Penn Hwy Easton, PA	3.0	1.5	1134	$2,300	$2.03	20d	1	0.82mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	4d	1	0.85mi
2150 Gateway Ter Easton, PA	1.0–2.0	1.0–2.0	707	$1,900	$2.69	4d	2	0.93mi
11 Early St Easton, PA	2.0	1.0	998	$1,625	$1.63	45d	1	0.99mi
1304 Lehigh St Unit 1 Easton, PA	2.0	1.0	733	$1,295	$1.77	4d	1	1.05mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	4d	1	1.05mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	16d	1	1.09mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	45d	1	1.18mi
203 S 11th St Unit 1st floor Easton, PA	2.0	1.0	900	$1,450	$1.61	45d	1	1.23mi
94 Jonathan Dr Easton, PA	2.0	1.0	1045	$2,200	$2.11	4d	1	1.23mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	16d	1	1.24mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	25d	2	1.28mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	4d	2	1.28mi
932 Washington St Easton, PA	2.0	1.0	765	$1,600	$2.09	45d	1	1.33mi
648 Line St #1 Easton, PA	2.0	1.0	1200	$1,595	$1.33	4d	1	1.37mi
1247 Jackson St Easton, PA	2.0	2.0	1200	$1,700	$1.42	4d	1	1.39mi
922 Northampton St Unit 1 Easton, PA	2.0	1.0	900	$1,395	$1.55	45d	1	1.45mi
457 W Lincoln St Easton, PA	1.0–2.0	1.0–2.0	837	$1,932	$2.31	0d	6	1.47mi
812 Ferry St Easton, PA	2.0	1.0	1000	$1,640	$1.64	25d	1	1.49mi
815 Ferry St Unit 815 C Easton, PA	2.0	1.0	750	$1,525	$2.03	25d	1	1.49mi

Listing history 12 events

1. 2026-04-23
   status Pending
2. 2026-04-11
   listed $224,900 Active
3. 2021-11-02
   soldstatus $140,000
4. 2021-10-27
   soldstatus $140,000 792-char remark

   Show marketing remark (792 chars)

   WELL CARE FOR Twin Home in the DESIRABLE Wilson Borough. You are greeted by the LOVELY COVERED FRONT PORCH perfect to relax & enjoy the LOVELY neighborhood. Great features inside including the nice size Living Room that flows nicely into the Dining Room making it easy to entertain guest. The LARGE UPDATED Eat-in Kitchen has nice amount of cabinet & counter space for all your cooking equipment, LARGE dining area, & access to the backyard space perfect for outdoor entertainment w/ utility shed for outdoor equipment. 3 great size bedrooms & UPDATED tiled bath are on the 2nd floor. One room make a GREAT OFFICE SPACE as it is jack & jill to bath. This home also has a FULL basement, walkup attic, NEW fixtures, & is just all around a GREAT HOME! CALL TODAY!

5. 2021-08-27
   listed $135,000 792-char remark

   Show marketing remark (792 chars)

   WELL CARE FOR Twin Home in the DESIRABLE Wilson Borough. You are greeted by the LOVELY COVERED FRONT PORCH perfect to relax & enjoy the LOVELY neighborhood. Great features inside including the nice size Living Room that flows nicely into the Dining Room making it easy to entertain guest. The LARGE UPDATED Eat-in Kitchen has nice amount of cabinet & counter space for all your cooking equipment, LARGE dining area, & access to the backyard space perfect for outdoor entertainment w/ utility shed for outdoor equipment. 3 great size bedrooms & UPDATED tiled bath are on the 2nd floor. One room make a GREAT OFFICE SPACE as it is jack & jill to bath. This home also has a FULL basement, walkup attic, NEW fixtures, & is just all around a GREAT HOME! CALL TODAY!

6. 2020-09-16
   soldstatus $111,000
7. 2020-09-15
   soldstatus $111,000 Sold 268-char remark

   Show marketing remark (268 chars)

   Well maintained Wilson Borough duplex ready for immediate occupancy. 3 year old gas heating system. 2 bedrooms with possible 3rd bedroom or office/den/etc. Attractive eat-in kitchen with large dining area. Perfect for starter home or investment opportunity, low taxes.

8. 2020-07-30
   status Pending 268-char remark

   Show marketing remark (268 chars)

   Well maintained Wilson Borough duplex ready for immediate occupancy. 3 year old gas heating system. 2 bedrooms with possible 3rd bedroom or office/den/etc. Attractive eat-in kitchen with large dining area. Perfect for starter home or investment opportunity, low taxes.

9. 2020-07-26
   listed $109,900 Active 268-char remark

   Show marketing remark (268 chars)

   Well maintained Wilson Borough duplex ready for immediate occupancy. 3 year old gas heating system. 2 bedrooms with possible 3rd bedroom or office/den/etc. Attractive eat-in kitchen with large dining area. Perfect for starter home or investment opportunity, low taxes.

10. 2002-01-23
    soldstatus $50,000
11. 2002-01-21
    soldstatus $105,000
12. 2001-10-09
    listed $120,000

ⓘ 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: $2,897 · $241/mo
• Projected year-2 tax: $3,225 · $269/mo
• Expected delta: +$328/yr (+$27/mo · 11.3%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,823
• − Mortgage interest: −$12,598
• − Property taxes: −$2,897
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$6,543
• Taxable loss: −$3,150
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,402/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: Wilson Area SD
• NCES district ID: 4226550
• Math proficiency: 28% ▼ -29.00%
• Reading proficiency: 52% ▼ -21.00%
• Median HH income: $58,534
• Composite: 35.22/100
• National rank: #4984
• State rank: #338 of 539 in PA

Livability — Wilson

• Score: 88/100
• State rank: #32
• US rank: #171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, PA
• County: Northampton County · 236,814 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 45,532
• Household income: $77,556
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1590.0

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 3% Polish 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -460.52%
• Current HPI: 254.8776
• Rent YoY: ▲ 4.94%
• 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

+87.4% since first listed

12 events — show timeline

• 2026-04-23 Pending — GLVRMLS
• 2026-04-11 Listed $224,900 GLVRMLS
• 2021-11-02 Sold (Public Records) $140,000 Public Records
• 2021-10-27 Sold (MLS) $140,000 PMAR
• 2021-08-27 Listed $135,000 PMAR
• 2020-09-16 Sold (Public Records) $111,000 Public Records
• 2020-09-15 Sold (MLS) $111,000 GLVRMLS
• 2020-07-30 Pending — GLVRMLS
• 2020-07-26 Listed $109,900 GLVRMLS
• 2002-01-23 Sold (Public Records) $50,000 Public Records
• 2002-01-21 Sold (MLS) $105,000 GLVRMLS
• 2001-10-09 Listed $120,000 GLVRMLS

Property tax history

+2.2%/yr

Latest (2026): $2,897 · +3.2% YoY. Source: county tax records.