19 E Patterson St · Lansford, PA 18232

$60,000

5 bd · 1.0 ba · 1,111 sqft · Townhouse public records · 153 Days on market

Built 1926 871 sqft lot $54/sqft · 36% below area Est $94k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Middle townhouse (row) unit in an up and coming tourism town. Attached properties are locally owned and occupied. New furnace, oil heat throughout with electric baseboard heat on third floor. New washer and dryer included with laundry hook up on first floor . New refrigerator and mini fridge/kitchenette with bar sink in main first floor space. Balcony off second floor bedroom overlooks small maintenance free yard. House needs upgrading but move in ready while you put your personal touch on the home. Very good parking with bank, post office and stores in walking distance. . Minutes from historic downtown Jim Thorpe, Mauch Chunk Lake, and seasonal activities. Call today!

Key facts

• Small covered patio
• Low maintenance yard
• Private balcony

Tags

• FULL RENOVATION
• NEWER OIL HOT WATER BOILER
• FULL BASEMENT FOR STORAGE
• LOW MAINTENANCE YARD
• SMALL COVERED PATIO
• PRIVATE BALCONY

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $60k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 9.5% in Lansford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#605 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D, schools F, commute F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• This rent runs 44% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $5k appreciation (9.1% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $60k implies a 823% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.75% ✓
• Cap rate: 23.19%
• Cash-on-cash: 60.35%
• DSCR: 3.69
• GRM: 3.0

CMA / ARV

• ARV (median comp): $94,426
• List price: $60,000
• Delta: -36.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 E Ridge St	0.18mi	4/1.0 (-1)	1,040 (-6%)	3mo	$40,000	$38	74
328 E Snyder Ave	0.34mi	4/1.0 (-1)	1,120 (+1%)	8mo	$107,500	$96	71
520 E Patterson St	0.51mi	4/1.5 (-1)	1,260 (+13%)	11mo	$127,000	$101	38

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

Projected returns pro-forma

9.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.6%
• Equity multiple: 5.94×
• Total profit: $82,949
• Equity at exit: $50,233

10-year hold

• IRR: 66.1%
• Equity multiple: 12.98×
• Total profit: $201,294
• Equity at exit: $104,506

Cash invested: $16,800 (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 18232

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $845

Break-even live

Break-even rent $579

Max offer price $60,000

Occupancy floor 44%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 E High St Coaldale, PA	4.0	1.5	1000	$1,200	$1.20	14d	1	1.22mi

Listing history 26 events

1. 2026-06-18
   days on market $60,000 Active 153 DOM
2. 2026-06-17
   days on market $60,000 Active 152 DOM
3. 2026-06-16
   days on market $60,000 Active 151 DOM
4. 2026-06-15
   days on market $60,000 Active 150 DOM
5. 2026-06-14
   days on market $60,000 Active 148 DOM
6. 2026-06-13
   days on market $60,000 Active 147 DOM
7. 2026-06-10
   days on market $60,000 Active 145 DOM
8. 2026-06-09
   days on market $60,000 Active 144 DOM
9. 2026-06-08
   days on market $60,000 Active 143 DOM
10. 2026-06-07
    pricedays on market $60,000 Active 142 DOM
11. 2026-06-05
    days on market $70,000 Active 139 DOM
12. 2026-06-03
    days on market $70,000 Active 138 DOM
13. 2026-06-02
    days on market $70,000 Active 137 DOM
14. 2026-06-01
    days on market $70,000 Active 136 DOM
15. 2026-05-31
    days on market $70,000 Active 135 DOM
16. 2026-05-31
    days on market $70,000 Active 134 DOM
17. 2026-05-09
    status Active 677-char remark

    Show marketing remark (677 chars)

    Middle townhouse (row) unit in an up and coming tourism town. Attached properties are locally owned and occupied. New furnace, oil heat throughout with electric baseboard heat on third floor. New washer and dryer included with laundry hook up on first floor . New refrigerator and mini fridge/kitchenette with bar sink in main first floor space. Balcony off second floor bedroom overlooks small maintenance free yard. House needs upgrading but move in ready while you put your personal touch on the home. Very good parking with bank, post office and stores in walking distance. . Minutes from historic downtown Jim Thorpe, Mauch Chunk Lake, and seasonal activities. Call today!

18. 2026-05-09
    listed $70,000 Active 677-char remark

    Show marketing remark (677 chars)

    Middle townhouse (row) unit in an up and coming tourism town. Attached properties are locally owned and occupied. New furnace, oil heat throughout with electric baseboard heat on third floor. New washer and dryer included with laundry hook up on first floor . New refrigerator and mini fridge/kitchenette with bar sink in main first floor space. Balcony off second floor bedroom overlooks small maintenance free yard. House needs upgrading but move in ready while you put your personal touch on the home. Very good parking with bank, post office and stores in walking distance. . Minutes from historic downtown Jim Thorpe, Mauch Chunk Lake, and seasonal activities. Call today!

19. 2026-05-09
    historical

    Show marketing remark (677 chars)

    Middle townhouse (row) unit in an up and coming tourism town. Attached properties are locally owned and occupied. New furnace, oil heat throughout with electric baseboard heat on third floor. New washer and dryer included with laundry hook up on first floor . New refrigerator and mini fridge/kitchenette with bar sink in main first floor space. Balcony off second floor bedroom overlooks small maintenance free yard. House needs upgrading but move in ready while you put your personal touch on the home. Very good parking with bank, post office and stores in walking distance. . Minutes from historic downtown Jim Thorpe, Mauch Chunk Lake, and seasonal activities. Call today!

20. 2026-05-08
    historical 677-char remark

    Show marketing remark (677 chars)

    Middle townhouse (row) unit in an up and coming tourism town. Attached properties are locally owned and occupied. New furnace, oil heat throughout with electric baseboard heat on third floor. New washer and dryer included with laundry hook up on first floor . New refrigerator and mini fridge/kitchenette with bar sink in main first floor space. Balcony off second floor bedroom overlooks small maintenance free yard. House needs upgrading but move in ready while you put your personal touch on the home. Very good parking with bank, post office and stores in walking distance. . Minutes from historic downtown Jim Thorpe, Mauch Chunk Lake, and seasonal activities. Call today!

21. 2026-01-15
    listed $70,000 Active 677-char remark

    Show marketing remark (677 chars)

    Middle townhouse (row) unit in an up and coming tourism town. Attached properties are locally owned and occupied. New furnace, oil heat throughout with electric baseboard heat on third floor. New washer and dryer included with laundry hook up on first floor . New refrigerator and mini fridge/kitchenette with bar sink in main first floor space. Balcony off second floor bedroom overlooks small maintenance free yard. House needs upgrading but move in ready while you put your personal touch on the home. Very good parking with bank, post office and stores in walking distance. . Minutes from historic downtown Jim Thorpe, Mauch Chunk Lake, and seasonal activities. Call today!

22. 2026-01-15
    listed $70,000 Active

    Show marketing remark (677 chars)

    Middle townhouse (row) unit in an up and coming tourism town. Attached properties are locally owned and occupied. New furnace, oil heat throughout with electric baseboard heat on third floor. New washer and dryer included with laundry hook up on first floor . New refrigerator and mini fridge/kitchenette with bar sink in main first floor space. Balcony off second floor bedroom overlooks small maintenance free yard. House needs upgrading but move in ready while you put your personal touch on the home. Very good parking with bank, post office and stores in walking distance. . Minutes from historic downtown Jim Thorpe, Mauch Chunk Lake, and seasonal activities. Call today!

23. 2017-01-25
    soldstatus $6,500
24. 2017-01-25
    soldstatus $6,500
25. 2016-09-13
    listed $10,000
26. 2016-08-30
    listed $10,000

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $19,779
• − Mortgage interest: −$3,361
• − Property taxes: −$1,411
• − Insurance: −$300
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$1,745
• Taxable income: $9,797
• Est. tax owed @ 24.0%: −$2,351
• After-tax cash flow: $7,787/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Lansford

• Score: 72/100
• State rank: #605
• US rank: #5834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansford, PA
• County: Carbon County · 13,404 people
• City population: 4,156
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 4,156
• Household income: $44,713
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 123.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Black 11% Two or more races 11% Native American 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Polish 2% Iranian 2%
• Foreign-born: 7% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.12%
• Current HPI: 262.3396
• 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

+600.0% since first listed

10 events — show timeline

• 2026-05-09 Relisted — BRIGHT MLS
• 2026-05-09 Listing Removed — GLVRMLS
• 2026-05-09 Listed $70,000 GLVRMLS
• 2026-05-08 Listing Removed — BRIGHT MLS
• 2026-01-15 Listed $70,000 GLVRMLS
• 2026-01-15 Listed $70,000 BRIGHT MLS
• 2017-01-25 Sold (MLS) $6,500 PMAR
• 2017-01-25 Sold (MLS) $6,500 GLVRMLS
• 2016-09-13 Listed $10,000 PMAR
• 2016-08-30 Listed $10,000 GLVRMLS

Property tax history

+1.5%/yr

Latest (2026): $1,411 · +2.4% YoY. Source: county tax records.