1502 Spring Garden St · Wilson, PA 18042

$189,900

3 bd · 2.0 ba · 1,296 sqft · Townhouse public records · 6 Days on market

Built 1955 1,386 sqft lot Est $226k · 16% 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).

• Cash flow +17.7/30.0
• ARV discount +14.6/15.0
• DSCR +5.5/10.0
• 1% rule +5.1/10.0
• Livability +4.4/5.0
• 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

Very nice home in Wilson Borough. Modern large kitchen. Fenced in back yard. New furnace, roof, and electrical system. Close to major routes. Convenient to parks.

Key facts

• Walk out access
• Lower level
• Recent roof

Tags

• LOWER LEVEL
• WALK OUT ACCESS
• GAS HOT AIR HEATING SYSTEM
• GAS H/W HEATER
• 200 AMP CIRCUIT BREAKER
• RECENT ROOF

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 200+ amp electrical service with circuit breakers
• Home design: Two-story brick home; Entry to lower-level walk-out
• Construction: Brick exterior; Block foundation; Year built: Unknown
• Exterior features: Patio; Lot approximately 76' x 19' (public records); Zoned residential

Interior

• Kitchen: Kitchen/dining room with tile flooring, island, and access to rear patio/yard; Gas oven; Gas range
• Bedrooms: Two bedrooms on the second floor; Additional versatile room in lower level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms (one on the first level, one on the second level)
• Heating & cooling: Forced air gas heating; Wall/window cooling units
• Interior features: Replacement windows; Eat-in kitchen; Kitchen island; Family room on lower level; Partially finished versatile lower-level area with walk-out access
• Laundry & utility: Washer hookup on lower level; Dryer hookup on lower level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.3% vs local median 5.1% in Wilson — 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 88/100 on livability (#32 in PA, #171 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, cost of living 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.
• Market conditions: Rents rising fast (+4.9%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $90k; list at $190k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1955 — 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: 1.01% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $225,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 S 14th St	0.21mi	3/1.0	1,300 (+0%)	1mo	$215,000	$165	85
1919 Ferry St	0.43mi	3/1.5	1,284 (-1%)	0mo	$250,000	$195	76
1108 Lehigh St	0.53mi	3/1.0	1,236 (-5%)	2mo	$218,000	$176	62
1516 Lehigh St	0.35mi	3/1.5	1,120 (-14%)	1mo	$195,000	$174	58
917 Spruce St	0.63mi	3/1.0	1,344 (+4%)	3mo	$220,000	$164	58
1143 Lehigh St	0.48mi	3/1.5	1,430 (+10%)	2mo	$197,000	$138	57
1534 Lehigh St	0.34mi	3/1.0	1,120 (-14%)	1mo	$195,000	$174	56
832 Bushkill St	0.62mi	2/1.0 (-1)	1,254 (-3%)	1mo	$200,000	$159	56
1914 Fairview Ave	0.47mi	3/1.0	1,440 (+11%)	4mo	$275,000	$191	52
1025 Spruce St	0.55mi	2/1.0 (-1)	1,161 (-10%)	3mo	$190,000	$164	45
2028 Washington Blvd	0.66mi	3/1.5	1,120 (-14%)	0mo	$270,000	$241	44
934 Butler St	0.71mi	2/1.0 (-1)	1,456 (+12%)	2mo	$186,000	$128	35

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-17,140
• Equity at exit: $28,315

10-year hold

• IRR: 3.4%
• Equity multiple: 1.27×
• Total profit: $14,182
• Equity at exit: $16,419

Cash invested: $53,172 (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: 185
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$996
• Tax from tax record: −$288 /mo · $3,456/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $153

Break-even live

Break-even rent $1,725

Max offer price $189,900

Occupancy floor 87%

Sensitivity live

Price	-10% $261	-5% $207	+0% $153	+5% $99	+10% $46
Rent	-10% $2	-5% $77	+0% $153	+5% $229	+10% $305
Rate	-1.0pp $249	-0.5pp $201	base $153	+0.5pp $104	+1.0pp $54

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Early St Easton, PA	2.0	1.0	998	$1,625	$1.63	44d	1	0.11mi
122 N 13th St Easton, PA	4.0	3.0	1736	$2,300	$1.32	3d	1	0.23mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	3d	1	0.26mi
1247 Jackson St Easton, PA	2.0	2.0	1200	$1,700	$1.42	3d	1	0.31mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	24d	1	0.45mi
2001 Ferry St Easton, PA	3.0	1.0	1440	$2,200	$1.53	44d	1	0.48mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	3d	1	0.52mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	14d	1	0.55mi
203 S 11th St Unit 1st floor Easton, PA	2.0	1.0	900	$1,450	$1.61	44d	1	0.56mi
912 Spring Garden St Easton, PA	4.0	2.0	1534	$2,400	$1.56	44d	1	0.58mi
922 Northampton St Unit 1 Easton, PA	2.0	1.0	900	$1,395	$1.55	44d	1	0.59mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	14d	1	0.60mi
2118 Northampton St Unit 1 Easton, PA	2.0	1.0	1240	$1,595	$1.29	24d	1	0.61mi
909 Jackson St Unit 2 Easton, PA	3.0	1.0	1300	$2,350	$1.81	44d	1	0.61mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	3d	1	0.62mi
2125 Northampton St Easton, PA	3.0	1.0	1440	$2,000	$1.39	14d	1	0.62mi
1232 Bushkill Dr Unit 1234 Bushkill Drive-201 Easton, PA	2.0	1.0	1048	$1,700	$1.62	24d	1	0.63mi
35 N 9th St Easton, PA	4.0	2.0	1512	$2,250	$1.49	3d	1	0.64mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	44d	1	0.64mi
817 Ridge St Easton, PA	2.0	1.0	1014	$1,900	$1.87	44d	1	0.67mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	24d	1	0.70mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	44d	1	0.70mi
812 Ferry St Easton, PA	2.0	1.0	1000	$1,640	$1.64	24d	1	0.72mi
214 N 7th St Unit NA Easton, PA	2.0	1.0	1000	$1,550	$1.55	3d	1	0.77mi
29 S 7th St Easton, PA	2.0	2.0	1100	$1,350	$1.23	14d	1	0.78mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	14d	1	0.78mi
137 N 7th St Apt 1 Easton, PA	2.0	1.0	1000	$1,395	$1.40	3d	1	0.79mi
2250 Butler St Unit 06 Easton, PA	2.0	1.0	1000	$1,700	$1.70	19d	1	0.81mi
2248 Birch St Easton, PA	3.0	1.5	1425	$1,850	$1.30	44d	1	0.90mi
623 Walnut St Unit C2 Easton, PA	2.0	2.5	1500	$2,300	$1.53	44d	1	0.92mi
623 Walnut St Unit A2 Easton, PA	2.0	2.0	1500	$2,250	$1.50	24d	1	0.92mi
915 George St Easton, PA	2.0	2.0	1036	$1,629	$1.57	3d	1	0.95mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	24d	2	0.95mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	3d	2	0.95mi
1065 Bushkill Dr Easton, PA	3.0	1.5	1250	$2,500	$2.00	44d	1	0.96mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	14d	1	0.97mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	3d	1	0.97mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	44d	1	0.98mi
40 S 6th St Easton, PA	1.0–2.0	1.0–2.0	1156	$3,000	$2.59	14d	11	1.01mi
2434 Birch St Easton, PA	3.0	1.0	1294	$1,900	$1.47	3d	1	1.02mi

Listing history 6 events

1. 2026-06-18
   days on market $189,900 Active 6 DOM
2. 2026-06-17
   days on market $189,900 Active 5 DOM
3. 2026-06-16
   days on market $189,900 Active 4 DOM
4. 2026-06-15
   days on market $189,900 Active 3 DOM
5. 2026-06-14
   remarks 584-char remark
6. 2026-06-14
   listed $189,900 Active 1 DOM

ⓘ 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: $3,456 · $288/mo
• Projected year-2 tax: $3,456 · $288/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $23,030
• − Mortgage interest: −$10,637
• − Property taxes: −$3,456
• − Insurance: −$950
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$5,524
• Taxable loss: −$1,222
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $2,131/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

+146.6% since first listed

4 events — show timeline

• 2026-06-11 Listed $189,900 GLVRMLS
• 2005-06-30 Sold (MLS) $90,000 GLVRMLS
• 2005-05-11 Listed $95,000 GLVRMLS
• 1993-08-01 Sold (Public Records) $77,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $3,456 · +3.2% YoY. Source: county tax records.