3489 W Walker Rd · Cherryville, PA 18088

$219,900

3 bd · 1.0 ba · 1,700 sqft · SingleFamily public records · 36 Days on market

Built 1900 1.29 ac lot ↓ 10% since listing

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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 +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lehigh Township Farmhouse that still has many of the original finishes. This home comes with 2 lots for a total of 2 acres of ground, which allows for you to spread out. The electrical system and well have been repaired/updated. The rest of the interior will need finishing touches but provides great space, old time charm, and a quiet location which is the perfect canvas for you to start your dream home.

Key facts

• 2 acres of ground
• Well repaired
• Quiet location

Tags

• 2 ACRES OF GROUND
• ELECTRICAL SYSTEM UPDATED
• WELL REPAIRED
• QUIET LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,483 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B; Watch: schools D+, amenities F, commute F.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.59% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.30%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $479,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
847 S Cottonwood Rd	0.24mi	3/2.0	1,580 (-7%)	10mo	$446,000	$282	64
3545 Apricot Dr	0.21mi	3/2.5	1,940 (+14%)	6mo	$485,000	$250	55
3502 Teel Rd	0.61mi	4/2.5 (+1)	1,847 (+9%)	11mo	$429,000	$232	37
3375 Buckskin Ln	0.53mi	3/3.0	1,877 (+10%)	16mo	$560,000	$298	36

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $40,589
• Equity at exit: $32,788

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $133,724
• Equity at exit: $19,013

Cash invested: $61,572 (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 18088

• Active inventory: 43
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$325 /mo · $3,897/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1,195

Break-even live

Break-even rent $1,987

Max offer price $219,900

Occupancy floor 61%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3250 Vista Dr Danielsville, PA	4.0	2.5	1972	$3,500	$1.77	13d	1	1.25mi

Listing history 7 events

1. 2025-12-11
   status Pending
2. 2025-11-05
   listed $219,900 Active
3. 2025-11-04
   historical
4. 2025-10-15
   price $219,900
5. 2025-09-25
   price $225,000
6. 2025-08-25
   price $235,000
7. 2025-08-05
   listed $245,000 Active

ⓘ 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: $3,897 · $325/mo
• Projected year-2 tax: $3,897 · $325/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$12,318
• − Property taxes: −$3,897
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$6,397
• Taxable income: $11,569
• Est. tax owed @ 24.0%: −$2,776
• After-tax cash flow: $11,569/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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Cherryville

• Score: 60/100
• State rank: #1483
• US rank: #19164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21
• Population (ZIP): 8,162

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Polish 7% Romanian 3% Danish 3%
• Foreign-born: 2% · India, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▼ -137.19%
• Current HPI: 203.2109
• 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

-10.2% since first listed

7 events — show timeline

• 2025-12-11 Pending — GLVRMLS
• 2025-11-05 Listed $219,900 GLVRMLS
• 2025-11-04 Listing Removed — GLVRMLS
• 2025-10-15 Price Changed $219,900 GLVRMLS
• 2025-09-25 Price Changed $225,000 GLVRMLS
• 2025-08-25 Price Changed $235,000 GLVRMLS
• 2025-08-05 Listed $245,000 GLVRMLS

Property tax history

+1.6%/yr

Latest (2026): $3,897 · +4.4% YoY. Source: county tax records.