1009 Redwood Dr · Breinigsville, PA 18031

$76,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 133 Days on market

Built 1990 Good condition $66/sqft · at area comps Est $74k · at est.

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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 +6.0/15.0
• Schools +5.7/10.0
• Appreciation +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0

Listing remarks

1ST MONTH LOT RENT PAID! MOVE RIGHT IN. Green Acres Community Single Family Mobile Home Step into affordable luxury with this completely remodeled 3-bedroom, 2-bath home in the welcoming Green Acres Community of Breinigsville. Interior Highlights- Spacious galley kitchen with Corian countertops, brand-new appliances, and a bright dinette framed by a wall of windows- Separate laundry/mudroom with convenient access to the rear covered deck- All-new flooring and fixtures throughout, creating a fresh, modern feel Outdoor Living- Front entrance features a covered deck and an enclosed 3-season porch for year-round enjoyment- Rear covered deck offers a private retreat for relaxing or entertain

Key facts

• Corian countertops
• Bright dinette
• Brand-new appliances

Tags

• REMODELED HOME
• SPACIOUS GALLEY KITCHEN
• CORIAN COUNTERTOPS
• BRAND-NEW APPLIANCES
• BRIGHT DINETTE
• SEPARATE LAUNDRY MUDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 2.8% in Breinigsville — 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 63/100 on livability (#1,251 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Parkland SD (suburban): math 59% / reading 70% proficiency, ranked #40 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 124 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $525 of loan paydown is wiped out by about $546 of value loss. Plan a longer hold.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.7% appreciation + 1.9% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 3.08% ✓
• Cap rate: 27.21%
• Cash-on-cash: 74.70%
• DSCR: 4.32
• GRM: 2.7

CMA / ARV

• ARV (median comp): $73,524
• List price: $76,000
• Delta: 3.37%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8846 Max Way	0.05mi	3/2.0	1,248 (+8%)	8mo	$67,000	$54	77
8774 Breinig Run Cir #342	0.34mi	2/2.0 (-1)	1,152 (0%)	4mo	$48,000	$42	76
8758 Turkey Ridge Rd	0.52mi	3/2.0	1,152 (0%)	4mo	$72,500	$63	72
729 Mosser Rd	0.21mi	3/2.0	1,176 (+2%)	18mo	$412,000	$350	72
8816 Breinig Run Cir	0.23mi	3/2.0	1,056 (-8%)	7mo	$35,000	$33	70
8966 Breinig Run Cir	0.38mi	2/2.0 (-1)	1,152 (0%)	9mo	$22,000	$19	69
8709 Breinig Run Cir	0.51mi	3/2.0	1,200 (+4%)	18mo	$70,000	$58	55

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

Projected returns pro-forma

-0.72% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 71.2%
• Equity multiple: 4.43×
• Total profit: $72,940
• Equity at exit: $19,379

10-year hold

• IRR: 73.2%
• Equity multiple: 8.71×
• Total profit: $164,104
• Equity at exit: $21,244

Cash invested: $21,280 (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 18031

• Home prices YoY: -0.3%
• Rents YoY: 1.9%
• Active inventory: 124
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $1,258

Break-even live

Break-even rent $749

Max offer price $76,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,311	-5% $1,284	+0% $1,258	+5% $1,232	+10% $1,206
Rent	-10% $1,073	-5% $1,166	+0% $1,258	+5% $1,351	+10% $1,443
Rate	-1.0pp $1,296	-0.5pp $1,277	base $1,258	+0.5pp $1,238	+1.0pp $1,218

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8749 Breinig Run Cir Breinigsville, PA	2.0	2.0	1029	$1,695	$1.65	3d	1	0.37mi
1145 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	3d	1	0.80mi
1208 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,450	$1.63	44d	1	0.81mi
1175 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	44d	1	0.84mi
1177 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	44d	1	0.85mi
1273 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,550	$1.70	44d	1	0.88mi
8328 Fair Way Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	24d	1	0.92mi
1055 Cetronia Rd Breinigsville, PA	1.0–2.0	1.0–2.0	1094	$2,355	$2.15	3d	8	1.08mi
9751 Newtown Rd Unit B Breinigsville, PA	2.0	1.0	1288	$2,300	$1.79	3d	1	1.11mi
8395 Saylor Ct Breinigsville, PA	3.0	1.5	1056	$2,100	$1.99	15d	1	1.16mi
1447 Artisan Ct Breinigsville, PA	2.0	1.5	1056	$2,150	$2.04	15d	1	1.17mi

Listing history 23 events

1. 2026-06-03
   days on market $76,000 Active 133 DOM
2. 2026-06-02
   days on market $76,000 Active 132 DOM
3. 2026-06-01
   days on market $76,000 Active 131 DOM
4. 2026-05-31
   days on market $76,000 Active 130 DOM
5. 2026-05-31
   days on market $76,000 Active 129 DOM
6. 2026-04-07
   status Pending
7. 2026-04-06
   historical
8. 2026-03-27
   price $74,999
9. 2026-03-26
   price $74,999
10. 2026-03-17
    price $76,000
11. 2026-03-16
    price $76,000
12. 2026-03-14
    price $76,000
13. 2026-03-11
    price $80,000
14. 2026-03-09
    price $80,000
15. 2026-03-05
    price $81,000
16. 2026-03-02
    price $81,000
17. 2026-02-13
    price $82,500
18. 2026-02-03
    listed $85,000 Active
19. 2026-01-21
    listed $85,000 Active
20. 2025-11-15
    price $44,900
21. 2001-11-29
    price $54,900
22. 2001-11-29
    historical
23. 2001-05-11
    listed $44,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,099
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$1,178
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$2,211
• Taxable income: $14,817
• Est. tax owed @ 24.0%: −$3,556
• After-tax cash flow: $11,542/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This completely remodeled 3-bedroom, 2-bath home in the Green Acres Community of Breinigsville is in excellent condition and ready for move-in. It offers a spacious kitchen, modern bathrooms, and a well-maintained exterior with a covered deck and enclosed porch.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and adds value for both resale and rental.
• Resale Upgrading the appliances — Modern appliances improve the home's appeal and functionality.
• Both Adding smart home features — Enhances convenience and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading the appliances — Modern appliances improve the home's appeal and functionality. ↑
• Both Adding smart home features — Enhances convenience and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Parkland SD
• NCES district ID: 4218510
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $77,976
• Composite: 57.44/100
• National rank: #1074
• State rank: #40 of 539 in PA

Livability — Breinigsville

• Score: 63/100
• State rank: #1251
• US rank: #15041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breinigsville, PA
• County: Lehigh County · 333,019 people
• City population: 11,570
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 11,570
• Household income: $113,625
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 52.0

Population outlook (Lehigh County) Hauer SSP2

• Today (2025): 392,957 people
• By 2030: 408,319 · +3.9%
• By 2040: 440,007 · +12.0%
• By 2050: 475,940 · +21.1%
• By 2075: 590,448 · +50.3%
• By 2100: 690,314 · +75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 17% Asian 12% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Dominican 3%
• Common ancestry: Polish 4% Lithuanian 3% Scandinavian 3%
• Foreign-born: 19% · Canada, United Kingdom, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 8% Other Asian/Pacific 2%

Political lean MEDSL · Lehigh

• 2024 margin: Toss-up / Even · D 50.7% · R 48.0% · Other 1.2%
• 2008→2024 swing: -12.9pp toward R · 2008: 15.6pp · 2024: 2.7pp
• All cycles: 2024: D+2.7 2020: D+7.6 2016: D+4.4 2012: D+7.5 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.72%
• Current HPI: 267.8218
• Rent YoY: ▲ 1.92%
• 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

+67.0% since first listed

18 events — show timeline

• 2026-04-07 Pending — GLVRMLS
• 2026-04-06 Listing Removed — GLVRMLS
• 2026-03-27 Price Changed $74,999 Fizber.com
• 2026-03-26 Price Changed $74,999 GLVRMLS
• 2026-03-17 Price Changed $76,000 ForSaleByOwner.com
• 2026-03-16 Price Changed $76,000 Fizber.com
• 2026-03-14 Price Changed $76,000 GLVRMLS
• 2026-03-11 Price Changed $80,000 ForSaleByOwner.com
• 2026-03-09 Price Changed $80,000 GLVRMLS
• 2026-03-05 Price Changed $81,000 ForSaleByOwner.com
• 2026-03-02 Price Changed $81,000 GLVRMLS
• 2026-02-13 Price Changed $82,500 GLVRMLS
• 2026-02-03 Listed $85,000 GLVRMLS
• 2026-01-21 Listed $85,000 ForSaleByOwner.com
• 2025-11-15 Price Changed $44,900 GLVRMLS
• 2001-11-29 Listing Removed — GLVRMLS
• 2001-11-29 Price Changed $54,900 GLVRMLS
• 2001-05-11 Listed $44,900 GLVRMLS