308 E Patterson St · Lansford, PA 18232

$129,900

3 bd · 1.0 ba · 1,260 sqft · Townhouse public records · 9 Days on market

Built 1876 3,005 sqft lot Est $111k · 17% over

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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 +19.2/30.0
• Appreciation +9.6/10.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Spacious twin with 2 nice sized bedrooms and a finished attic for the 3rd bedroom and 1 full Bath. Large Kitchen and Dining area. First floor mud room with laundry. Off street parking. Vinyl siding with relatively new windows.

Key facts

• New carpeting
• Updated kitchen
• New blinds

Tags

• FRESHLY PAINTED INTERIOR
• NEW BLINDS
• NEW CARPETING
• FIRST-FLOOR LAUNDRY AREA
• UPDATED KITCHEN
• NEW STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Curbs and sidewalks in the community

Exterior

• Parking: Detached 2-car garage; Off-street parking, parking pad, and on-street parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electrical service 200+ amps with circuit breakers
• Home design: Three-story property; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roofing
• Exterior features: Front porch; Not in a subdivision; Public road frontage

Interior

• Kitchen: Dishwasher; Electric oven and electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on third level (approx. 13 x 13); Bedroom on second level (approx. 11 x 13); Additional bedroom-sized space on second level (approx. 12 x 14)
• Flooring: Carpet; Luxury vinyl / luxury vinyl plank; Tile; Vinyl
• Bathrooms: One full bathroom (located on second level, approx. 14 x 7)
• Heating & cooling: Electric baseboard heating
• Interior features: Dining area and a separate/formal dining room; Walk-in closet(s); Storm door(s); Screens on windows
• Laundry & utility: Main-level laundry with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 7.6% vs local median 9.5% in Lansford — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 72/100 on livability (#605 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D, schools F, commute F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($898 loan paydown + $12k appreciation (9.1% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1876 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $110,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 E Abbott St	0.12mi	3/1.0	1,253 (-1%)	4mo	$62,000	$49	90
45 Jones St	0.19mi	3/1.5	1,296 (+3%)	2mo	$62,000	$48	83
31 Powell St	0.08mi	3/1.0	1,170 (-7%)	5mo	$120,000	$103	80
217 E Ridge St	0.14mi	3/1.0	1,170 (-7%)	2mo	$145,000	$124	80
253 E Abbott	0.10mi	3/2.0	1,370 (+9%)	4mo	$165,000	$120	74
120 W Abbott St	0.47mi	3/1.0	1,287 (+2%)	7mo	$120,000	$93	68
138 E Fell St	0.57mi	3/1.0	1,312 (+4%)	6mo	$125,000	$95	62
126 W White St	0.55mi	3/1.0	1,344 (+7%)	6mo	$115,000	$86	58
244 E Hazard St	0.68mi	3/1.5	1,288 (+2%)	8mo	$55,000	$43	56
306 W Kline Ave	0.66mi	4/1.5 (+1)	1,312 (+4%)	4mo	$115,000	$88	51
109 S Chestnut St	0.74mi	3/1.0	1,200 (-5%)	8mo	$80,000	$67	51
343 W Kline Ave	0.73mi	4/1.0 (+1)	1,394 (+11%)	8mo	$65,000	$47	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.98×
• Total profit: $71,942
• Equity at exit: $108,754

10-year hold

• IRR: 22.9%
• Equity multiple: 6.59×
• Total profit: $203,240
• Equity at exit: $226,255

Cash invested: $36,372 (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 18232

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$681
• Tax from tax record: −$181 /mo · $2,173/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $140

Break-even live

Break-even rent $1,160

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $214	-5% $177	+0% $140	+5% $104	+10% $67
Rent	-10% $35	-5% $87	+0% $140	+5% $193	+10% $246
Rate	-1.0pp $206	-0.5pp $173	base $140	+0.5pp $107	+1.0pp $72

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 E Bertsch St Unit 1 Lansford, PA	2.0	1.0	1650	$1,400	$0.85	44d	1	0.03mi
323 E Bertsch St Unit A-1 Lansford, PA	2.0	1.0	1250	$1,450	$1.16	44d	1	0.03mi
10 Leisenring St Lansford, PA	3.0	1.0	1422	$1,100	$0.77	44d	1	0.22mi
546 E Kline Ave Lansford, PA	3.0	1.0	1000	$900	$0.90	3d	1	0.24mi
149 W Ridge St Unit 1A Lansford, PA	2.0	1.0	930	$1,350	$1.45	24d	1	0.54mi
149 W Ridge St Unit 2b Lansford, PA	2.0	1.0	875	$1,325	$1.51	24d	1	0.54mi
149 W Ridge St Unit 3A Lansford, PA	3.0	1.0	1550	$1,650	$1.06	44d	1	0.54mi
149 W Ridge St Unit 1B Lansford, PA	3.0	1.0	1654	$1,500	$0.91	20d	1	0.54mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,200	$1.28	3d	1	0.56mi
214 N Oak St Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	3d	1	0.56mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	44d	1	0.56mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	20d	1	0.56mi
215 E High St Coaldale, PA	3.0	1.0	1000	$1,000	$1.00	22d	1	1.45mi
151 E High St Coaldale, PA	3.0	1.0	1312	$1,200	$0.91	44d	1	1.49mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $129,900 Pending 9 DOM
2. 2026-06-10
   days on market $129,900 Active 8 DOM
3. 2026-06-09
   days on market $129,900 Active 7 DOM
4. 2026-06-08
   days on market $129,900 Active 6 DOM
5. 2026-06-07
   days on market $129,900 Active 5 DOM
6. 2026-06-05
   days on market $129,900 Active 2 DOM
7. 2026-06-03
   remarks 693-char remark
8. 2026-06-03
   listed $129,900 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: $2,173 · $181/mo
• Projected year-2 tax: $2,173 · $181/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 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,051
• − Mortgage interest: −$7,276
• − Property taxes: −$2,173
• − Insurance: −$650
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,779
• Taxable loss: −$394
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,779/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Lansford

• Score: 72/100
• State rank: #605
• US rank: #5834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansford, PA
• County: Carbon County · 13,404 people
• City population: 4,156
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 4,156
• Household income: $44,713
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 123.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Black 11% Two or more races 11% Native American 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Polish 2% Iranian 2%
• Foreign-born: 7% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.12%
• Current HPI: 262.3396
• 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

+521.5% since first listed

13 events — show timeline

• 2026-06-02 Listed $129,900 GLVRMLS
• 2025-11-15 Listing Removed — GLVRMLS
• 2025-01-10 Sold (Public Records) $75,000 Public Records
• 2025-01-09 Sold (MLS) $75,000 GLVRMLS
• 2024-12-16 Pending — GLVRMLS
• 2024-10-23 Price Changed $82,400 GLVRMLS
• 2024-09-21 Listed $84,900 GLVRMLS
• 2020-03-06 Sold (MLS) $54,000 GLVRMLS
• 2019-04-12 Listed $58,000 GLVRMLS
• 2008-11-20 Listed $14,900 PMAR
• 2008-03-20 Listed $20,900 PMAR
• 2008-01-08 Listed $20,900 PMAR
• 2008-01-08 Listed $20,900 GLVRMLS

Property tax history

+1.9%/yr

Latest (2026): $2,173 · +2.4% YoY. Source: county tax records.