315 Mulberry St · Catasauqua, PA 18032

$200,000

3 bd · 1.0 ba · 1,485 sqft · Townhouse public records · 1 Days on market

Built 1874 3,620 sqft lot Est $251k · 20% 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 +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer Upper In Good Location Modern Kitchen & Bath. Newer Oil Heater, & Circuit Breaker. Large Yard With Detached 2 Car Garage. Needs General Cleaning & Updating To Complete The Home.

Key facts

• Sunroom entry
• Natural wood floors
• Wood toned cabinetry

Tags

• SUNROOM ENTRY
• NATURAL WOOD FLOORS
• WOOD TONED CABINETRY
• SOLID SURFACE COUNTERTOPS
• FREESTANDING RANGE
• ENCLOSED PORCH

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Above-grade finished area recorded; Year built: Unknown
• Construction: Asphalt/fiberglass roof; Asbestos and vinyl siding
• Exterior features: Public records list the lot at approximately 3,620 sq ft; Zoned R2

Interior

• Kitchen: Electric oven; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (oil); Ceiling fan(s)
• Interior features: Dining area; Separate formal dining room; Eat-in kitchen; Partially finished walk-out basement
• Laundry & utility: Washer; Electric dryer; Washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.0% vs local median 4.9% in Catasauqua — 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 75/100 on livability (#443 in PA, #4,039 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Catasauqua Area SD (suburban): math 23% / reading 41% proficiency, ranked #431 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $62k; list at $200k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1874 — 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 $200,000

Questions for the listing agent

1. Built in 1874 — 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. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $250,965
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Howertown Rd	0.06mi	3/1.0	1,414 (-5%)	2mo	$175,000	$124	88
451 Poplar St	0.46mi	3/1.5	1,499 (+1%)	1mo	$280,000	$187	74
201 Church St	0.24mi	3/1.5	1,325 (-11%)	4mo	$206,000	$155	66
434 Bridge St	0.30mi	3/1.0	1,326 (-11%)	8mo	$244,900	$185	62
804 Race St	0.58mi	3/1.5	1,526 (+3%)	8mo	$245,000	$161	59
306 Church St	0.23mi	4/1.0 (+1)	1,286 (-13%)	4mo	$130,000	$101	58
27 Packer Ave	0.72mi	3/1.5	1,430 (-4%)	2mo	$242,000	$169	56
2223 N 1st Ave	0.56mi	2/1.0 (-1)	1,568 (+6%)	7mo	$175,000	$112	54
2101 Columbia Ave	0.49mi	4/1.0 (+1)	1,600 (+8%)	7mo	$235,000	$147	53
724 2nd St	0.52mi	3/2.0	1,339 (-10%)	8mo	$250,000	$187	49
2260 Rising Hill Rd	0.74mi	3/2.0	1,584 (+7%)	3mo	$308,000	$194	48
15 15th St	0.65mi	3/1.0	1,266 (-15%)	8mo	$230,000	$182	39

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-24,673
• Equity at exit: $29,821

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-11,169
• Equity at exit: $17,292

Cash invested: $56,000 (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 18032

• Home prices YoY: -34.7%
• Active inventory: 49
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$407 /mo · $4,886/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $119

Break-even live

Break-even rent $1,949

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $233	-5% $176	+0% $119	+5% $63	+10% $6
Rent	-10% $-46	-5% $36	+0% $119	+5% $202	+10% $285
Rate	-1.0pp $220	-0.5pp $170	base $119	+0.5pp $68	+1.0pp $15

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 School St Catasauqua, PA	4.0	1.5	1449	$2,250	$1.55	3d	1	0.01mi
119 School St Catasauqua, PA	2.0	1.0	931	$2,100	$2.26	3d	1	0.13mi
311 Church St Catasauqua, PA	3.0	1.5	1500	$2,275	$1.52	3d	1	0.20mi
423 Front St #2 Catasauqua, PA	3.0	1.0	1150	$1,750	$1.52	3d	1	0.33mi
324 Walnut St Catasauqua, PA	3.0	1.5	1243	$2,000	$1.61	44d	1	0.48mi
729 3rd St Whitehall, PA	3.0	2.0	1100	$2,500	$2.27	21d	1	0.54mi
1239 Washington St Whitehall, PA	2.0	1.0	1013	$1,375	$1.36	44d	1	0.65mi
1108 3rd St Catasauqua, PA	3.0	2.0	1400	$1,795	$1.28	3d	1	0.73mi
5 Stonewood Pl Catasauqua, PA	3.0	1.5	1184	$2,300	$1.94	14d	1	0.78mi
3124 N 2nd St Whitehall, PA	2.0	1.0	1139	$1,750	$1.54	3d	1	1.36mi

Listing history 2 events

1. 2026-06-18
   remarks 689-char remark
2. 2026-06-18
   listed $200,000 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: $4,886 · $407/mo
• Projected year-2 tax: $4,886 · $407/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,197
• − Mortgage interest: −$11,203
• − Property taxes: −$4,886
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$5,818
• Taxable loss: −$1,742
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,851/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: Catasauqua Area SD
• NCES district ID: 4205160
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 41% ▼ -21.00%
• Median HH income: $53,073
• Composite: 28.09/100
• National rank: #6832
• State rank: #431 of 539 in PA

Livability — Catasauqua

• Score: 75/100
• State rank: #443
• US rank: #4039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catasauqua, PA
• County: Lehigh County · 333,019 people
• City population: 9,555
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 9,555
• Household income: $81,098
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 221.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Danish 4% Polish 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -159.00%
• Current HPI: 299.4376
• 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

+334.8% since first listed

5 events — show timeline

• 2026-06-18 Listed $200,000 GLVRMLS
• 2001-06-04 Sold (Public Records) $62,000 Public Records
• 2001-05-29 Sold (MLS) $62,000 GLVRMLS
• 2001-04-03 Listed $64,900 GLVRMLS
• 1984-11-16 Sold (Public Records) $46,000 Public Records

Property tax history

+4.6%/yr

Latest (2026): $4,886 · +3.4% YoY. Source: county tax records.