845 W Pennsylvania Ave · Pen Argyl, PA 18072

$99,000

2 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 14 Days on market

Built 1890 2,080 sqft lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready-to-Move-In 3-Bedroom, 1-Bath, Semi-Detached Property in a USDA Eligible Area- 100% financing for those who qualify. The spacious kitchen adjoins a large formal dining room. Moving along, you'll discover a living room with beautiful hardwood floors that extend upstairs to the second floor. On this level, you'll find two well-sized bedrooms and a full bathroom. The attic has been renovated to include an additional heated bedroom with ample storage space. A lovely backyard allows for gardening or relaxing outdoors. With low taxes and close proximity to shopping, dining, and major routes, makes this a very appealing home.

Key facts

• Built 1890
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).

Location & tenants

• Location reads 69/100 on livability (#802 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Pen Argyl Area SD (suburban): math 38% / reading 57% proficiency, ranked #217 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 16y ago; this cycle's ask has dropped $226k (70%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1890 — 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 B-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: 1.55% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $232,848
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 William St	0.31mi	2/1.0	1,152 (-6%)	3mo	$150,000	$130	72
522 George St	0.37mi	3/1.0 (+1)	1,300 (+6%)	21mo	$231,500	$178	51
137 Buss St	0.50mi	3/1.5 (+1)	1,344 (+9%)	12mo	$259,900	$193	44
22 A St	0.52mi	2/1.5	1,050 (-15%)	9mo	$216,000	$206	42
202 Lobb Ave	0.62mi	3/1.5 (+1)	1,324 (+8%)	13mo	$250,000	$189	41
102 B St	0.50mi	2/2.0	1,400 (+14%)	15mo	$245,000	$175	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $12,581
• Equity at exit: $14,761

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $48,006
• Equity at exit: $8,560

Cash invested: $27,720 (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 18072

• Active inventory: 26
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $448

Break-even live

Break-even rent $963

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $504	-5% $476	+0% $448	+5% $420	+10% $392
Rent	-10% $327	-5% $388	+0% $448	+5% $509	+10% $569
Rate	-1.0pp $498	-0.5pp $473	base $448	+0.5pp $423	+1.0pp $397

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 George St Pen Argyl, PA	3.0	1.0	1040	$1,700	$1.63	45d	1	0.34mi
437 George St Unit 1 Pen Argyl, PA	1.0	1.0	705	$1,250	$1.77	3d	1	0.45mi
508 Broad St Pen Argyl, PA	2.0	1.0	1000	$1,475	$1.48	44d	1	0.78mi

Listing history 37 events

1. 2026-04-14
   price $99,000
2. 2026-03-10
   status Pending
3. 2026-03-07
   price $195,000
4. 2026-02-26
   price $232,000
5. 2026-02-24
   listed $325,000 Active
6. 2026-02-11
   historical
7. 2026-01-20
   historical Active Under Contract
8. 2026-01-07
   listed $325,000 Active
9. 2024-07-25
   soldstatus $202,000
10. 2024-07-24
    soldstatus $202,000 Sold 631-char remark

    Show marketing remark (631 chars)

    Ready-to-Move-In 3-Bedroom, 1-Bath, Semi-Detached Property in a USDA Eligible Area- 100% financing for those who qualify. The spacious kitchen adjoins a large formal dining room. Moving along, you'll discover a living room with beautiful hardwood floors that extend upstairs to the second floor. On this level, you'll find two well-sized bedrooms and a full bathroom. The attic has been renovated to include an additional heated bedroom with ample storage space. A lovely backyard allows for gardening or relaxing outdoors. With low taxes and close proximity to shopping, dining, and major routes, makes this a very appealing home.

11. 2024-06-21
    status Pending 631-char remark

    Show marketing remark (631 chars)

    Ready-to-Move-In 3-Bedroom, 1-Bath, Semi-Detached Property in a USDA Eligible Area- 100% financing for those who qualify. The spacious kitchen adjoins a large formal dining room. Moving along, you'll discover a living room with beautiful hardwood floors that extend upstairs to the second floor. On this level, you'll find two well-sized bedrooms and a full bathroom. The attic has been renovated to include an additional heated bedroom with ample storage space. A lovely backyard allows for gardening or relaxing outdoors. With low taxes and close proximity to shopping, dining, and major routes, makes this a very appealing home.

12. 2024-06-18
    listed $202,000 Active 631-char remark

    Show marketing remark (631 chars)

    Ready-to-Move-In 3-Bedroom, 1-Bath, Semi-Detached Property in a USDA Eligible Area- 100% financing for those who qualify. The spacious kitchen adjoins a large formal dining room. Moving along, you'll discover a living room with beautiful hardwood floors that extend upstairs to the second floor. On this level, you'll find two well-sized bedrooms and a full bathroom. The attic has been renovated to include an additional heated bedroom with ample storage space. A lovely backyard allows for gardening or relaxing outdoors. With low taxes and close proximity to shopping, dining, and major routes, makes this a very appealing home.

13. 2024-06-15
    historical
14. 2024-06-01
    status Pending
15. 2024-05-21
    status Active
16. 2024-05-11
    price $202,000
17. 2024-05-10
    status Pending
18. 2024-04-23
    listed $199,000 Active - No Show
19. 2019-03-22
    soldstatus $106,000
20. 2019-03-21
    soldstatus $106,000 Sold
21. 2019-02-19
    status Pending
22. 2018-09-18
    price $95,000
23. 2018-08-27
    price $107,900
24. 2018-07-27
    price $112,000
25. 2018-05-14
    price $115,000
26. 2018-03-19
    listed $120,000 Active
27. 2017-05-18
    soldstatus $38,000
28. 2016-12-24
    listed $45,000
29. 2014-12-10
    historical
30. 2014-06-03
    listed $89,900 Active
31. 2013-10-08
    historical
32. 2013-06-07
    listed $99,500
33. 2010-04-19
    soldstatus $92,000
34. 2010-04-06
    soldstatus $92,000
35. 2010-02-09
    listed $89,900
36. 1991-05-01
    soldstatus $62,000
37. 1983-06-01
    soldstatus $20,000

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,405 · $200/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 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,367
• − Mortgage interest: −$5,546
• − Property taxes: −$2,405
• − Insurance: −$495
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$2,880
• Taxable income: $4,102
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $4,395/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: Pen Argyl Area SD
• NCES district ID: 4218570
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $54,057
• Composite: 41.03/100
• National rank: #3585
• State rank: #217 of 539 in PA

Livability — Pen Argyl

• Score: 69/100
• State rank: #802
• US rank: #8164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,053

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: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Polish 5% Romanian 3% Iranian 3%
• Foreign-born: 3% · China
• Languages at home: 91% English-only · Other Indo-European 4% Spanish 2% Other Asian/Pacific 2%

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: ▼ -121.93%
• Current HPI: 202.9293
• Rent YoY: —
• Metro: —
• 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

+395.0% since first listed

37 events — show timeline

• 2026-04-14 Price Changed $99,000 BRIGHT MLS
• 2026-03-10 Pending — BRIGHT MLS
• 2026-03-07 Price Changed $195,000 BRIGHT MLS
• 2026-02-26 Price Changed $232,000 BRIGHT MLS
• 2026-02-24 Listed $325,000 BRIGHT MLS
• 2026-02-11 Listing Removed — BRIGHT MLS
• 2026-01-20 Contingent — BRIGHT MLS
• 2026-01-07 Listed $325,000 BRIGHT MLS
• 2024-07-25 Sold (Public Records) $202,000 Public Records
• 2024-07-24 Sold (MLS) $202,000 GLVRMLS
• 2024-06-21 Pending — GLVRMLS
• 2024-06-18 Listed $202,000 GLVRMLS
• 2024-06-15 Listing Removed — GLVRMLS
• 2024-06-01 Pending — GLVRMLS
• 2024-05-21 Relisted — GLVRMLS
• 2024-05-11 Price Changed $202,000 GLVRMLS
• 2024-05-10 Pending — GLVRMLS
• 2024-04-23 Listed $199,000 GLVRMLS
• 2019-03-22 Sold (Public Records) $106,000 Public Records
• 2019-03-21 Sold (MLS) $106,000 GLVRMLS
• 2019-02-19 Pending — GLVRMLS
• 2018-09-18 Price Changed $95,000 GLVRMLS
• 2018-08-27 Price Changed $107,900 GLVRMLS
• 2018-07-27 Price Changed $112,000 GLVRMLS
• 2018-05-14 Price Changed $115,000 GLVRMLS
• 2018-03-19 Listed $120,000 GLVRMLS
• 2017-05-18 Sold (MLS) $38,000 PMAR
• 2016-12-24 Listed $45,000 PMAR
• 2014-12-10 Listing Removed — GLVRMLS
• 2014-06-03 Listed $89,900 GLVRMLS
• 2013-10-08 Listing Removed — GLVRMLS
• 2013-06-07 Listed $99,500 GLVRMLS
• 2010-04-19 Sold (Public Records) $92,000 Public Records
• 2010-04-06 Sold (MLS) $92,000 GLVRMLS
• 2010-02-09 Listed $89,900 GLVRMLS
• 1991-05-01 Sold (Public Records) $62,000 Public Records
• 1983-06-01 Sold (Public Records) $20,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $2,405 · -5.2% YoY. Source: county tax records.