928 W Berwick St · Easton, PA 18042

$150,000

2 bd · 1.0 ba · 1,321 sqft · SingleFamily public records · 13 Days on market

Built 1900 2,800 sqft lot Est $246k · 39% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.0/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to bring your vision to life with this 3-bedroom, 1.5-bath home full of potential! Featuring a traditional layout with spacious living areas, this property offers solid bones and a chance to customize to your taste. The first floor includes a large living room, separate dining area, and an eat-in kitchen ready for updating. Upstairs, you’ll find two bedrooms and a full bath, while a convenient half bath is located on the main level. The finished attic provides additional flexible space—perfect for a home office, playroom, or potential 3rd bedroom. Outside, enjoy a fenced-in yard with a private walkway and space for gardening or outdoor entertaining. This home d

Key facts

• Private walkway
• Finished attic
• Large living room

Tags

• LARGE LIVING ROOM
• SEPARATE DINING AREA
• EAT-IN KITCHEN
• FINISHED ATTIC
• FENCED-IN YARD
• PRIVATE WALKWAY

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story building
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Public records list the lot size as approximately 2,800 sq ft; Zoned 10RMD

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Oil heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.8% 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+; Watch: schools C-.
• 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.
• Market conditions: Rents rising fast (+4.9%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $150k implies a 156% 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 $150,000

Questions for the listing agent

1. Built in 1900 — 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: 1.20% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $245,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
737 W Lincoln St	0.15mi	3/1.5 (+1)	1,336 (+1%)	7mo	$212,000	$159	78
614 W Wilkes Barre St	0.27mi	2/2.0	1,267 (-4%)	0mo	$250,000	$197	76
804 Lincoln St	0.13mi	3/1.0 (+1)	1,192 (-10%)	2mo	$192,500	$161	71
532 Centre St	0.22mi	3/2.0 (+1)	1,277 (-3%)	9mo	$238,000	$186	67
1114 Lincoln St	0.22mi	3/1.5 (+1)	1,388 (+5%)	10mo	$311,000	$224	66
541 Wilkes Barre St	0.31mi	3/1.5 (+1)	1,401 (+6%)	8mo	$220,000	$157	62
800 Seitz St	0.55mi	2/1.5	1,344 (+2%)	10mo	$242,500	$180	61
116 Main St	0.58mi	3/1.5 (+1)	1,326 (+0%)	12mo	$250,000	$189	55
173 Spring St	0.60mi	3/1.5 (+1)	1,306 (-1%)	10mo	$262,500	$201	55
245 W Nesquehoning St	0.74mi	3/1.0 (+1)	1,328 (+0%)	9mo	$120,000	$90	52
249 Nesquehoning St	0.74mi	3/1.0 (+1)	1,236 (-6%)	9mo	$120,000	$97	43
30 Morgan Hill Rd	0.60mi	3/1.0 (+1)	1,124 (-15%)	11mo	$305,000	$271	33

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-798
• Equity at exit: $22,365

10-year hold

• IRR: 11.2%
• Equity multiple: 1.96×
• Total profit: $40,469
• Equity at exit: $12,969

Cash invested: $42,000 (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 18042

• Rents YoY: 4.9%
• Active inventory: 185
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$787
• Tax from tax record: −$263 /mo · $3,151/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $312

Break-even live

Break-even rent $1,407

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	23d	2	0.34mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	3d	2	0.34mi
648 Line St #1 Easton, PA	2.0	1.0	1200	$1,595	$1.33	3d	1	0.41mi
457 W Lincoln St Easton, PA	1.0–2.0	1.0–2.0	837	$1,932	$2.31	3d	6	0.42mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	44d	1	0.52mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	14d	1	0.55mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	3d	1	0.55mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	14d	1	0.62mi
817 Ridge St Easton, PA	2.0	1.0	1014	$1,900	$1.87	44d	1	0.64mi
203 S 11th St Unit 1st floor Easton, PA	2.0	1.0	900	$1,450	$1.61	44d	1	0.65mi
303 W Lincoln St Easton, PA	3.0	1.0	1796	$2,175	$1.21	44d	1	0.66mi
312 Lehigh Dr Easton, PA	3.0	1.5	1664	$3,250	$1.95	3d	1	0.69mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	23d	1	0.70mi
276 W Saint Joseph St Easton, PA	3.0	1.5	1315	$1,700	$1.29	44d	1	0.71mi
831 Lehigh St Easton, PA	1.0	1.0	1059	$2,050	$1.94	44d	1	0.73mi
812 Ferry St Easton, PA	2.0	1.0	1000	$1,640	$1.64	23d	1	0.81mi
322 Saint John St Easton, PA	3.0	1.5	1583	$1,895	$1.20	44d	1	0.81mi
2246 2nd St Easton, PA	3.0	1.5	1449	$2,150	$1.48	3d	1	0.82mi
1046 Northampton St Easton, PA	1.0	1.0	940	$1,400	$1.49	14d	1	0.85mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	44d	1	0.86mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	23d	1	0.86mi
922 Northampton St Unit 1 Easton, PA	2.0	1.0	900	$1,395	$1.55	44d	1	0.87mi
2306 3rd St Easton, PA	3.0	1.0	1240	$2,000	$1.61	14d	1	0.87mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	3d	1	0.88mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	44d	1	0.89mi
29 S 7th St Easton, PA	2.0	2.0	1100	$1,350	$1.23	14d	1	0.90mi
21 N 10th St Unit 2N Easton, PA	1.0	1.0	1000	$1,400	$1.40	14d	1	0.93mi
640 Walnut St Easton, PA	1.0	1.0	875	$1,395	$1.59	21d	1	0.96mi
11 Early St Easton, PA	2.0	1.0	998	$1,625	$1.63	44d	1	0.97mi
2248 Birch St Easton, PA	3.0	1.5	1425	$1,850	$1.30	44d	1	0.97mi
623 Walnut St Unit A2 Easton, PA	2.0	2.0	1500	$2,250	$1.50	23d	1	0.99mi
623 Walnut St Unit C2 Easton, PA	2.0	2.5	1500	$2,300	$1.53	44d	1	0.99mi
40 S 6th St Easton, PA	1.0–2.0	1.0–2.0	1156	$3,000	$2.59	14d	11	1.00mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	14d	1	1.01mi
51 S 5th St Unit 1 Easton, PA	1.0	1.0	1000	$1,300	$1.30	44d	1	1.02mi
2474 Lincoln Ave Easton, PA	3.0	1.0	1500	$1,800	$1.20	44d	1	1.03mi
140 S 4th St Easton, PA	2.0	1.0–2.0	841	$2,460	$2.93	3d	106	1.03mi
2250 Butler St Unit 06 Easton, PA	2.0	1.0	1000	$1,700	$1.70	19d	1	1.05mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	3d	1	1.05mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	3d	1	1.06mi

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-04-09
   listed $150,000 Active
3. 1988-08-01
   soldstatus $58,500

ⓘ 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: $3,151 · $263/mo
• Projected year-2 tax: $3,151 · $263/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 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: $21,621
• − Mortgage interest: −$8,402
• − Property taxes: −$3,151
• − Insurance: −$750
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$4,364
• Taxable income: $1,495
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $3,381/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

+156.4% since first listed

3 events — show timeline

• 2026-04-22 Pending — GLVRMLS
• 2026-04-09 Listed $150,000 GLVRMLS
• 1988-08-01 Sold (Public Records) $58,500 Public Records

Property tax history

+1.3%/yr

Latest (2026): $3,151 · +2.3% YoY. Source: county tax records.