8275 Mertztown Rd · Breinigsville, PA 18011

$300,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 27 Days on market

Built 1948 0.39 ac lot $206/sqft · 41% below area Est $510k · 41% under ↓ 3% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

East Penn School District detached home set on a property with a unique wraparound driveway and an impressive two story oversized detached garage offering exceptional space for vehicles, storage, hobbies, or workshop use. The garage is a standout feature and provides versatility that is hard to find. Inside, the home offers a practical layout with a main floor bedroom and a full bathroom with a walk in accessible shower. The eat in kitchen includes a pantry closet and connects conveniently to the mudroom and laundry area for everyday functionality. The living room features classic wood paneling that adds warmth and character. Zoned heating provides comfort and efficiency throughout the home. Outside, the property also includes a chicken coop and storage shed, offering space for gardening, small livestock, or additional outdoor storage. A great opportunity to own a detached home in the East Penn School District with unique outdoor space and flexibility for a variety of uses.

Key facts

• Wraparound driveway
• Eat in kitchen
• Pantry closet

Tags

• WRAPAROUND DRIVEWAY
• MAIN FLOOR BEDROOM
• EAT IN KITCHEN
• PANTRY CLOSET
• MUDROOM AND LAUNDRY AREA
• ZONED HEATING

Property features AI

Exterior

• Parking: Detached oversized garage with 2 spaces; Driveway and off-street parking
• Utilities: Water from well and shared spring; On-site septic; Electric cooling fuel; Oil heating fuel; Natural gas hot water
• Home design: Detached property
• Construction: Concrete and vinyl siding exterior; Block foundation; Asphalt/fiberglass roof
• Exterior features: Lot approximately 58 x 245; No tidal water

Interior

• Kitchen: Cooktop; Gas oven/range; Refrigerator
• Bedrooms: One main-level bedroom; Two bedrooms on the upper level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Baseboard hot water heating (oil-fired); Ceiling fan(s) for cooling; Hot water via natural gas
• Interior features: Unfinished basement; Living room; Mud room; Not furnished
• Laundry & utility: Washer and dryer; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.4% below list).
• Recommended offer: $236k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% 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: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety 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: Alburtis El Sch (math 47% / reading 67%, grade C+, #444 of 1,518 statewide, top 32%, 349 students, 33% 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).
• Market conditions: 16 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 27 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,866 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 10.6

CMA / ARV

• ARV (median comp): $510,101
• List price: $300,000
• Delta: -41.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8312 Mertztown Rd	0.05mi	3/2.0	1,504 (+3%)	6mo	$324,995	$216	83

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-59,665
• Equity at exit: $44,731

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-66,151
• Equity at exit: $25,939

Cash invested: $84,000 (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 18011

• Home prices YoY: -24.4%
• Active inventory: 16
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$339 /mo · $4,066/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-174

Break-even live

Break-even rent $2,579

Max offer price $269,307

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-89	+0% $-174	+5% $-259	+10% $-344
Rent	-10% $-360	-5% $-267	+0% $-174	+5% $-81	+10% $13
Rate	-1.0pp $-23	-0.5pp $-97	base $-174	+0.5pp $-251	+1.0pp $-331

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1585 Pinewind Dr Alburtis, PA	3.0	2.5	1618	$2,490	$1.54	45d	1	0.51mi
1600 Greystone Cir Alburtis, PA	3.0	2.5	1662	$2,475	$1.49	45d	1	0.53mi
1447 Artisan Ct Breinigsville, PA	2.0	1.5	1056	$2,150	$2.04	16d	1	0.71mi
8395 Saylor Ct Breinigsville, PA	3.0	1.5	1056	$2,100	$1.99	16d	1	0.74mi
1273 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,550	$1.70	45d	1	1.11mi
7359B Sauerkraut Ln Macungie, PA	2.0	2.0	1000	$1,800	$1.80	25d	1	1.14mi
8328 Fair Way Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	25d	1	1.14mi
8348 Fair Way Breinigsville, PA	3.0	2.5	1520	$2,750	$1.81	25d	1	1.14mi
1208 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,450	$1.63	45d	1	1.19mi
8938 Breinigsville Rd Breinigsville, PA	3.0	1.5	1547	$2,250	$1.45	4d	1	1.21mi
1177 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	45d	1	1.23mi
1175 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	45d	1	1.24mi
1140 Tudor Dr Breinigsville, PA	3.0	2.5	1670	$2,500	$1.50	25d	1	1.29mi
1145 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	4d	1	1.30mi
315 E Stone Aly #3 Alburtis, PA	2.0	1.0	1010	$1,900	$1.88	16d	1	1.33mi
240 Franklin St #2 Alburtis, PA	2.0	1.0	1000	$1,850	$1.85	4d	1	1.33mi
319 Lockridge Ln Alburtis, PA	3.0	1.5	1240	$1,800	$1.45	16d	1	1.42mi
309 Maple Ct Alburtis, PA	3.0	2.5	1638	$2,400	$1.47	4d	1	1.45mi

Listing history 12 events

1. 2026-06-05
   statusdays on market $300,000 Pending 27 DOM
2. 2026-06-03
   days on market $300,000 Active 26 DOM
3. 2026-06-02
   days on market $300,000 Active 25 DOM
4. 2026-06-01
   days on market $300,000 Active 24 DOM
5. 2026-05-31
   days on market $300,000 Active 23 DOM
6. 2026-05-31
   days on market $300,000 Active 22 DOM
7. 2026-05-12
   status Active 988-char remark

   Show marketing remark (988 chars)

   East Penn School District detached home set on a property with a unique wraparound driveway and an impressive two story oversized detached garage offering exceptional space for vehicles, storage, hobbies, or workshop use. The garage is a standout feature and provides versatility that is hard to find. Inside, the home offers a practical layout with a main floor bedroom and a full bathroom with a walk in accessible shower. The eat in kitchen includes a pantry closet and connects conveniently to the mudroom and laundry area for everyday functionality. The living room features classic wood paneling that adds warmth and character. Zoned heating provides comfort and efficiency throughout the home. Outside, the property also includes a chicken coop and storage shed, offering space for gardening, small livestock, or additional outdoor storage. A great opportunity to own a detached home in the East Penn School District with unique outdoor space and flexibility for a variety of uses.

8. 2026-05-12
   status Active 988-char remark

   Show marketing remark (988 chars)

   East Penn School District detached home set on a property with a unique wraparound driveway and an impressive two story oversized detached garage offering exceptional space for vehicles, storage, hobbies, or workshop use. The garage is a standout feature and provides versatility that is hard to find. Inside, the home offers a practical layout with a main floor bedroom and a full bathroom with a walk in accessible shower. The eat in kitchen includes a pantry closet and connects conveniently to the mudroom and laundry area for everyday functionality. The living room features classic wood paneling that adds warmth and character. Zoned heating provides comfort and efficiency throughout the home. Outside, the property also includes a chicken coop and storage shed, offering space for gardening, small livestock, or additional outdoor storage. A great opportunity to own a detached home in the East Penn School District with unique outdoor space and flexibility for a variety of uses.

9. 2026-04-27
   status Pending 988-char remark

   Show marketing remark (988 chars)

   East Penn School District detached home set on a property with a unique wraparound driveway and an impressive two story oversized detached garage offering exceptional space for vehicles, storage, hobbies, or workshop use. The garage is a standout feature and provides versatility that is hard to find. Inside, the home offers a practical layout with a main floor bedroom and a full bathroom with a walk in accessible shower. The eat in kitchen includes a pantry closet and connects conveniently to the mudroom and laundry area for everyday functionality. The living room features classic wood paneling that adds warmth and character. Zoned heating provides comfort and efficiency throughout the home. Outside, the property also includes a chicken coop and storage shed, offering space for gardening, small livestock, or additional outdoor storage. A great opportunity to own a detached home in the East Penn School District with unique outdoor space and flexibility for a variety of uses.

10. 2026-04-27
    status Pending 988-char remark

    Show marketing remark (988 chars)

    East Penn School District detached home set on a property with a unique wraparound driveway and an impressive two story oversized detached garage offering exceptional space for vehicles, storage, hobbies, or workshop use. The garage is a standout feature and provides versatility that is hard to find. Inside, the home offers a practical layout with a main floor bedroom and a full bathroom with a walk in accessible shower. The eat in kitchen includes a pantry closet and connects conveniently to the mudroom and laundry area for everyday functionality. The living room features classic wood paneling that adds warmth and character. Zoned heating provides comfort and efficiency throughout the home. Outside, the property also includes a chicken coop and storage shed, offering space for gardening, small livestock, or additional outdoor storage. A great opportunity to own a detached home in the East Penn School District with unique outdoor space and flexibility for a variety of uses.

11. 2026-04-23
    listed $309,000 Active 988-char remark
12. 2026-04-22
    listed $309,000 Active 988-char remark

    Show marketing remark (988 chars)

    East Penn School District detached home set on a property with a unique wraparound driveway and an impressive two story oversized detached garage offering exceptional space for vehicles, storage, hobbies, or workshop use. The garage is a standout feature and provides versatility that is hard to find. Inside, the home offers a practical layout with a main floor bedroom and a full bathroom with a walk in accessible shower. The eat in kitchen includes a pantry closet and connects conveniently to the mudroom and laundry area for everyday functionality. The living room features classic wood paneling that adds warmth and character. Zoned heating provides comfort and efficiency throughout the home. Outside, the property also includes a chicken coop and storage shed, offering space for gardening, small livestock, or additional outdoor storage. A great opportunity to own a detached home in the East Penn School District with unique outdoor space and flexibility for a variety of uses.

ⓘ 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: $4,066 · $339/mo
• Projected year-2 tax: $4,403 · $367/mo
• Expected delta: +$337/yr (+$28/mo · 8.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 14 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,304
• − Mortgage interest: −$16,805
• − Property taxes: −$4,066
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$8,727
• Taxable loss: −$7,323
• Est. tax savings @ 24.0%: +$1,757
• After-tax cash flow: $-327/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 — 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

• City population: 11,570
• Population (ZIP): 5,624

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 6% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 4%
• Common ancestry: Romanian 6% Polish 4% Scandinavian 2%
• Foreign-born: 6% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -96.45%
• Current HPI: 298.059
• 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

-2.9% since first listed

10 events — show timeline

• 2026-06-04 Pending — BRIGHT MLS
• 2026-06-04 Pending — GLVRMLS
• 2026-05-21 Price Changed $300,000 BRIGHT MLS
• 2026-05-21 Price Changed $300,000 GLVRMLS
• 2026-05-12 Relisted — GLVRMLS
• 2026-05-12 Relisted — BRIGHT MLS
• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-27 Pending — GLVRMLS
• 2026-04-23 Listed $309,000 BRIGHT MLS
• 2026-04-22 Listed $309,000 GLVRMLS

Property tax history

+2.2%/yr

Latest (2026): $4,066 · +3.3% YoY. Source: county tax records.