677 Sassafras St · Easton, PA 18042

$182,000

3 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 93 Days on market

Built 1900 1,101 sqft lot $165/sqft · 5% below area Est $159k · 14% over

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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).

• Cash flow +17.9/30.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint home located in downtown Easton! Tucked away on a quiet secondary st this home provides easy access to all that downtown has to offer. Entering the home you have a cozy front living room in the front and a spacious Kitchen in the rear before a functional mudroom leading to the back yard. Going upstairs you have 2 bedrooms, 1 full bath, and a bonus room on the third floor perfect for a home office, storage, or potential additional living space. Perfect investment property, starter home or someone looking to downsize.

Key facts

• Back yard
• Quiet secondary st
• Spacious kitchen

Tags

• DOWNTOWN EASTON
• QUIET SECONDARY ST
• COZY FRONT LIVING ROOM
• SPACIOUS KITCHEN
• FUNCTIONAL MUDROOM
• BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $166k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.2% in Easton — 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 84/100 on livability (#92 in PA, #667 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+.
• Easton Area SD (suburban): math 31% / reading 44% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: March El Sch (math 32% / reading 47%, grade F, #947 of 1,518 statewide, top 65%, 268 students, 100% FRL); Easton Area Ms (math 16% / reading 43%, grade F, #385 of 512 statewide, top 76%, 1,874 students, 100% FRL); Easton Area Hs (math 49% / reading 44%, grade D-, #173 of 437 statewide, top 40%, 2,844 students, 92% FRL) — zoned schools average 97% FRL vs 40% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 191 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $182k implies a 1483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $165,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 1.02% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (median comp): $159,054
• List price: $182,000
• Delta: 14.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 N Oak St	0.07mi	3/1.5	1,196 (+9%)	6mo	$185,925	$155	75
142 S 6th St Unit 2	0.41mi	2/1.0 (-1)	1,150 (+4%)	16mo	$285,000	$248	55
20 S 10th St	0.32mi	2/1.5 (-1)	1,200 (+9%)	10mo	$230,000	$192	55
625 Pardee St	0.69mi	3/1.5	1,188 (+8%)	10mo	$308,000	$259	44
237 Ferry St	0.55mi	2/1.5 (-1)	1,005 (-9%)	17mo	$310,000	$308	39
719 Pardee St	0.73mi	3/1.5	1,184 (+8%)	17mo	$275,000	$232	37
1414 PINE St	0.73mi	3/1.5	1,241 (+13%)	19mo	$235,000	$189	27

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-15,921
• Equity at exit: $27,137

10-year hold

• IRR: 3.7%
• Equity multiple: 1.29×
• Total profit: $14,808
• Equity at exit: $15,736

Cash invested: $50,960 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$954
• Tax from tax record: −$284 /mo · $3,402/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $154

Break-even live

Break-even rent $1,663

Max offer price $182,000

Occupancy floor 87%

Sensitivity live

Price	-10% $257	-5% $206	+0% $154	+5% $103	+10% $51
Rent	-10% $7	-5% $81	+0% $154	+5% $227	+10% $301
Rate	-1.0pp $246	-0.5pp $200	base $154	+0.5pp $107	+1.0pp $59

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 N 7th St Apt 1 Easton, PA	2.0	1.0	1000	$1,395	$1.40	4d	1	0.04mi
713 Spring Garden St Unit 2 Easton, PA	4.0	1.0	800	$1,745	$2.18	4d	1	0.04mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	16d	1	0.09mi
214 N 7th St Unit NA Easton, PA	2.0	1.0	1000	$1,550	$1.55	4d	1	0.10mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	4d	1	0.18mi
29 S 7th St Easton, PA	2.0	2.0	1100	$1,350	$1.23	16d	1	0.21mi
601 Northampton St Unit 402 Easton, PA	2.0	1.0	750	$1,795	$2.39	45d	1	0.22mi
601 Northampton St Unit 202 Easton, PA	2.0	1.0	750	$1,795	$2.39	16d	1	0.22mi
623 Walnut St Unit C2 Easton, PA	2.0	2.5	1500	$2,300	$1.53	45d	1	0.22mi
623 Walnut St Unit A2 Easton, PA	2.0	2.0	1500	$2,250	$1.50	25d	1	0.22mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	45d	1	0.24mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	25d	1	0.24mi
909 Jackson St Unit 2 Easton, PA	3.0	1.0	1300	$2,350	$1.81	45d	1	0.24mi
922 Northampton St Unit 1 Easton, PA	2.0	1.0	900	$1,395	$1.55	45d	1	0.27mi
815 Ferry St Unit 815 C Easton, PA	2.0	1.0	750	$1,525	$2.03	25d	1	0.28mi
812 Ferry St Easton, PA	2.0	1.0	1000	$1,640	$1.64	25d	1	0.29mi
40 S 6th St Easton, PA	1.0–2.0	1.0–2.0	1156	$3,000	$2.59	16d	11	0.30mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	45d	1	0.36mi
513 Spruce St Easton, PA	2.0	1.0	850	$1,600	$1.88	45d	1	0.36mi
330 Northampton St Easton, PA	2.0	2.0	1088	$1,750	$1.61	45d	1	0.42mi
330 Northampton St Unit 205 Easton, PA	2.0	2.0	1088	$1,750	$1.61	25d	1	0.42mi
932 Washington St Easton, PA	2.0	1.0	765	$1,600	$2.09	45d	1	0.48mi
140 S 4th St Easton, PA	2.0	1.0–2.0	841	$2,460	$2.93	4d	106	0.50mi
203 S 11th St Unit 1st floor Easton, PA	2.0	1.0	900	$1,450	$1.61	45d	1	0.51mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	16d	1	0.52mi
1065 Bushkill Dr Easton, PA	3.0	1.5	1250	$2,500	$2.00	45d	1	0.52mi
214 Spring Garden St Unit 2B Easton, PA	2.0	1.0	1250	$2,995	$2.40	23d	1	0.53mi
1247 Jackson St Easton, PA	2.0	2.0	1200	$1,700	$1.42	4d	1	0.53mi
1232 Bushkill Dr Unit 1234 Bushkill Drive-201 Easton, PA	2.0	1.0	1048	$1,700	$1.62	25d	1	0.57mi
11 S 2nd St Unit 10 Easton, PA	2.0	1.0	800	$1,500	$1.88	45d	1	0.58mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	45d	1	0.61mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	16d	1	0.65mi
100 Northampton St Easton, PA	1.0–2.0	1.0–2.0	995	$3,650	$3.67	4d	6	0.67mi
1304 Lehigh St Unit 1 Easton, PA	2.0	1.0	733	$1,295	$1.77	4d	1	0.67mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	4d	1	0.69mi
915 George St Easton, PA	2.0	2.0	1036	$1,629	$1.57	4d	1	0.70mi
49 N Delaware Dr Unit 3rd Floor Easton, PA	2.0	1.0	1500	$2,495	$1.66	21d	1	0.76mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	25d	2	0.79mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	4d	2	0.79mi
218 Cattell St Unit B Easton, PA	2.0	1.0	800	$1,600	$2.00	45d	1	0.80mi

Listing history 23 events

1. 2026-06-22
   days on market $182,000 Active 93 DOM
2. 2026-06-18
   days on market $182,000 Active 90 DOM
3. 2026-06-17
   days on market $182,000 Active 89 DOM
4. 2026-06-16
   days on market $182,000 Active 88 DOM
5. 2026-06-15
   days on market $182,000 Active 87 DOM
6. 2026-06-14
   days on market $182,000 Active 85 DOM
7. 2026-06-13
   days on market $182,000 Active 84 DOM
8. 2026-06-10
   days on market $182,000 Active 82 DOM
9. 2026-06-09
   days on market $182,000 Active 81 DOM
10. 2026-06-08
    days on market $182,000 Active 80 DOM
11. 2026-06-07
    days on market $182,000 Active 79 DOM
12. 2026-06-05
    days on market $182,000 Active 76 DOM
13. 2026-06-03
    days on market $182,000 Active 75 DOM
14. 2026-06-02
    days on market $182,000 Active 74 DOM
15. 2026-06-01
    days on market $182,000 Active 73 DOM
16. 2026-05-31
    days on market $182,000 Active 72 DOM
17. 2026-05-31
    days on market $182,000 Active 71 DOM
18. 2026-04-20
    price $192,000 528-char remark

    Show marketing remark (518 chars)

    Quaint home located in downtown Easton! Tucked away on a quiet secondary St, this home provides easy access to all that downtown has to offer. Entering the home, you have a cozy front living room in the front and a spacious kitchen in the rear before a functional mudroom which leads to the back yard. Going upstairs, you have 2 bedrooms, 1 full bath, and a bonus room on the third floor, perfect for a home office, storage, or potential additional living space. Perfect investment property, starter home, or downsize.

19. 2026-04-20
    price $192,000 518-char remark

    Show marketing remark (518 chars)

    Quaint home located in downtown Easton! Tucked away on a quiet secondary St, this home provides easy access to all that downtown has to offer. Entering the home, you have a cozy front living room in the front and a spacious kitchen in the rear before a functional mudroom which leads to the back yard. Going upstairs, you have 2 bedrooms, 1 full bath, and a bonus room on the third floor, perfect for a home office, storage, or potential additional living space. Perfect investment property, starter home, or downsize.

20. 2026-03-20
    listed $197,000 Active 518-char remark

    Show marketing remark (518 chars)

    Quaint home located in downtown Easton! Tucked away on a quiet secondary St, this home provides easy access to all that downtown has to offer. Entering the home, you have a cozy front living room in the front and a spacious kitchen in the rear before a functional mudroom which leads to the back yard. Going upstairs, you have 2 bedrooms, 1 full bath, and a bonus room on the third floor, perfect for a home office, storage, or potential additional living space. Perfect investment property, starter home, or downsize.

21. 2026-03-17
    listed $197,000 Active 528-char remark

    Show marketing remark (528 chars)

    Quaint home located in downtown Easton! Tucked away on a quiet secondary st this home provides easy access to all that downtown has to offer. Entering the home you have a cozy front living room in the front and a spacious Kitchen in the rear before a functional mudroom leading to the back yard. Going upstairs you have 2 bedrooms, 1 full bath, and a bonus room on the third floor perfect for a home office, storage, or potential additional living space. Perfect investment property, starter home or someone looking to downsize.

22. 1998-05-01
    soldstatus $11,500
23. 1986-06-01
    soldstatus $16,200

ⓘ 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: $3,402 · $284/mo
• Projected year-2 tax: $3,402 · $284/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 17% 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: $22,296
• − Mortgage interest: −$10,195
• − Property taxes: −$3,402
• − Insurance: −$910
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$5,295
• Taxable loss: −$1,073
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $2,106/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: Easton Area SD
• NCES district ID: 4208850
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $61,390
• Composite: 33.46/100
• National rank: #5457
• State rank: #364 of 539 in PA

Livability — Easton

• Score: 84/100
• State rank: #92
• US rank: #667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, PA
• County: Northampton County · 236,814 people
• City population: 75,961
• 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

+1085.2% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $192,000 GLVRMLS
• 2026-04-20 Price Changed $192,000 GLVRMLS
• 2026-03-20 Listed $197,000 GLVRMLS
• 2026-03-17 Listed $197,000 GLVRMLS
• 1998-05-01 Sold (Public Records) $11,500 Public Records
• 1986-06-01 Sold (Public Records) $16,200 Public Records

Property tax history

+1.3%/yr

Latest (2026): $3,402 · +2.3% YoY. Source: county tax records.