1476 Pennsylvania Ave · Emmaus, PA 18049

$99,000

2 bd · 1.0 ba · 770 sqft · SingleFamily public records · 5 Days on market

Built 1860 8,500 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 +4.8/10.0
• Livability +4.3/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable East Penn School District, this diamond in the rough is bursting with potential! This cozy detached home offers approximately 770 square feet with 2 bedrooms and 1 bathroom. A tree fell on the property years ago, leading to a roof replacement, but the interior repairs were never completed—creating the perfect opportunity for investors, contractors, or buyers looking for their next renovation project. Bring your vision and restore this hidden gem back to life! The property also features a detached garage, which is in need of significant work as well. Conveniently located near shopping, dining, and major routes, this property offers endless possibilities for the right buyer willing to put in the work. Cash or renovation financing likely needed. As an added bonus, the neighboring property with 9+ acres is also available for purchase if desired—offering a unique opportunity for expansion, privacy, or future possibilities.

Key facts

• 9 acres available
• Near dining
• Near shopping

Tags

• ROOF REPLACEMENT
• DETACHED GARAGE
• NEAR SHOPPING
• NEAR DINING
• MAJOR ROUTES
• 9 ACRES AVAILABLE

Property features AI

Exterior

• Parking: Detached garage (front entry); Driveway; One garage/parking space
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached structure; Vinyl siding exterior; Asphalt roof; Concrete perimeter foundation; Built year available from assessor
• Construction: Vinyl siding construction; Asphalt roof; Concrete perimeter foundation; Garage(s) present; Above-grade and below-grade structures
• Exterior features: Patio(s); Lot dimensions approximately 45.00 x 160.00

Interior

• Kitchen: Kitchen listed among rooms
• Bedrooms: Two bedrooms on the upper level
• Flooring: Tile/brick flooring; Carpet flooring
• Bathrooms: One full bathroom
• Interior features: Partial basement; Living room and dining room listed among rooms
• Laundry & utility: Electric hot water

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 $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 13.6% vs local median 3.4% in Emmaus — 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 86/100 on livability (#61 in PA, #424 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute F.
• East Penn SD (suburban): math 43% / reading 65% proficiency, ranked #103 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Jefferson El Sch (math 42% / reading 52%, grade D-, #737 of 1,518 statewide, top 52%, 269 students, 43% FRL); Lower Macungie Ms (math 23% / reading 61%, grade D-, #221 of 512 statewide, top 45%, 1,043 students, 36% FRL); Emmaus Hs (math 65% / reading 24%, grade D-, #195 of 437 statewide, top 44%, 2,846 students, 24% FRL) — zoned schools average 34% FRL vs 17% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.2%/yr); 95 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 765 units permitted in Lehigh County in 2024 (286 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.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 13.57%
• Cash-on-cash: 26.01%
• DSCR: 2.16
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $251,790
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1476 Pennsylvania Ave	0.00mi	2/1.0	770 (0%)	0mo	$120,500	$156	100
1264 Tilghman St	0.21mi	1/1.0 (-1)	728 (-6%)	4mo	$238,000	$327	73
1120 W Broad St	0.53mi	2/2.0	868 (+13%)	14mo	$327,000	$377	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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.02×
• Total profit: $28,289
• Equity at exit: $14,761

10-year hold

• IRR: 33.8%
• Equity multiple: 4.62×
• Total profit: $100,460
• 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 18049

• Rents YoY: 6.2%
• Active inventory: 95
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$519
• Tax from tax record: −$264 /mo · $3,173/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $601

Break-even live

Break-even rent $1,044

Max offer price $99,000

Occupancy floor 62%

Sensitivity live

Price	-10% $657	-5% $629	+0% $601	+5% $573	+10% $545
Rent	-10% $458	-5% $529	+0% $601	+5% $672	+10% $743
Rate	-1.0pp $651	-0.5pp $626	base $601	+0.5pp $575	+1.0pp $549

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218-220 S 13th St Emmaus, PA	2.0	1.5	950	$1,600	$1.68	44d	1	0.36mi
102 N 10th St Emmaus, PA	1.0–2.0	1.0–1.5	880	$2,180	$2.48	3d	24	0.90mi
449 Chestnut St Unit 2nd Floor Emmaus, PA	2.0	1.0	1100	$1,325	$1.20	44d	1	1.25mi
353 Broad St Emmaus, PA	2.0	1.0	850	$1,675	$1.97	3d	1	1.31mi
353 Broad St Emmaus, PA	2.0	1.0	850	$1,733	$2.04	15d	1	1.31mi
300 Furnace St Emmaus, PA	1.0–2.0	1.5–2.0	1147	$2,425	$2.11	3d	12	1.32mi
102 N 4th St Unit 2nd floor Emmaus, PA	1.0	1.0	1000	$1,495	$1.50	24d	1	1.35mi

Listing history 2 events

1. 2026-05-22
   listed $99,000 Active
2. 2026-05-20
   listed $99,000 Active 968-char remark

   Show marketing remark (968 chars)

   Located in the desirable East Penn School District, this diamond in the rough is bursting with potential! This cozy detached home offers approximately 770 square feet with 2 bedrooms and 1 bathroom. A tree fell on the property years ago, leading to a roof replacement, but the interior repairs were never completed—creating the perfect opportunity for investors, contractors, or buyers looking for their next renovation project. Bring your vision and restore this hidden gem back to life! The property also features a detached garage, which is in need of significant work as well. Conveniently located near shopping, dining, and major routes, this property offers endless possibilities for the right buyer willing to put in the work. Cash or renovation financing likely needed. As an added bonus, the neighboring property with 9+ acres is also available for purchase if desired—offering a unique opportunity for expansion, privacy, or future possibilities.

ⓘ 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: $3,173 · $264/mo
• Projected year-2 tax: $3,173 · $264/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $21,654
• − Mortgage interest: −$5,546
• − Property taxes: −$3,173
• − Insurance: −$495
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$2,880
• Taxable income: $6,096
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $5,746/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: East Penn SD
• NCES district ID: 4208550
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $70,679
• Composite: 47.99/100
• National rank: #2200
• State rank: #103 of 539 in PA

Livability — Emmaus

• Score: 86/100
• State rank: #61
• US rank: #424

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: Emmaus, PA
• County: Lehigh County · 333,019 people
• City population: 18,941
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 18,941
• Household income: $93,694
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 645.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 4% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% Arabic 3% Other Indo-European 1%

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: ▼ -192.33%
• Current HPI: 263.1517
• Rent YoY: ▲ 6.18%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $99,000 BRIGHT MLS
• 2026-05-20 Listed $99,000 GLVRMLS

Property tax history

+3.2%/yr

Latest (2026): $3,173 · +3.0% YoY. Source: county tax records.