1909 Cricklewood Cv · Breinigsville, PA 18051

$260,000

3 bd · 2.5 ba · 1,385 sqft · Townhouse public records · 4 Days on market

Built 1977 2,038 sqft lot Est $296k · 12% under $128/mo HOA · 5% of rent

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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 +15.6/30.0
• ARV discount +13.0/15.0
• Appreciation +9.8/10.0
• Schools +5.7/10.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute as a Button Townhome located in Applewood Community and Desirable Parkland School District! The home boasts 3 bedrooms and 2.5 baths. Features include modern kitchen with granite countertops and newer appliances. Spacious sun filled living room and dining room make entertaining a breeze. The partially finished lower level is great space for a family room or a game room. Laundry room and additional storage finish off the basement. Lots of closet space. The backyard patio is the perfect place to enjoy a glass of wine after a long work day. The community offers a pool, tennis courts and basketball courts as well as 2 playgrounds.

Key facts

• $128 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Property manager present
• HOA & community: HOA fee is $770 semi-annually; HOA covers common area maintenance, lawn maintenance, snow removal and other items; Community amenities include swimming pool, club house, tennis courts and basketball courts

Exterior

• Parking: Assigned paved off-street parking (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Frame/brick/vinyl siding exterior; Replacement double-pane windows; Fee simple ownership; Property in good condition
• Construction: Stick built frame with brick and vinyl siding; Block foundation
• Exterior features: Patio(s); Walkout, partially finished daylight basement; Full basement

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Electric oven/range; Water heater
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Laminate plank; Vinyl
• Bathrooms: Two full bathrooms (upper level); One half bathroom on the main level
• Heating & cooling: Electric baseboard heat; 200+ amp electric service
• Interior features: Traditional floor plan with formal dining area; Ceiling fans; Master bathroom; Stall shower and tub/shower; Upgraded countertops
• Laundry & utility: Washer/dryer hookups (basement); Basement laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (5.7% below list).
• Recommended offer: $245k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Parkland SD (suburban): math 59% / reading 70% proficiency, ranked #40 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Kernsville Sch (math 72% / reading 77%, grade A, #89 of 1,518 statewide, top 7%, 447 students, 24% FRL); Orefield Ms (math 33% / reading 60%, grade D+, #172 of 512 statewide, top 35%, 917 students, 36% FRL); Parkland Hs (math 81% / reading 24%, grade C-, #107 of 437 statewide, top 25%, 3,220 students, 25% FRL).
• Market conditions: 40 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (9.5% local appreciation)).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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 $166k; list at $260k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $245,258 (5.7% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $296,390
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1930 Cricklewood Cv	0.06mi	3/2.5	1,345 (-3%)	3mo	$300,000	$223	90
1931 Cricklewood Cv	0.05mi	3/2.5	1,385 (0%)	14mo	$314,900	$227	87
1953 Cricklewood	0.09mi	4/3.5 (+1)	1,400 (+1%)	23mo	$300,000	$214	66
8318 Countryside Ln	0.39mi	3/2.5	1,385 (0%)	21mo	$290,000	$209	65
8315 Countryside Ln	0.37mi	3/2.5	1,520 (+10%)	3mo	$319,900	$210	64

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

Projected returns pro-forma

9.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.92×
• Total profit: $139,888
• Equity at exit: $224,936

10-year hold

• IRR: 21.8%
• Equity multiple: 6.56×
• Total profit: $404,482
• Equity at exit: $475,525

Cash invested: $72,800 (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 18051

• Home prices YoY: 3.5%
• Active inventory: 40
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,453 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$108
• HOA: −$128
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $109

Break-even live

Break-even rent $2,314

Max offer price $260,000

Occupancy floor 91%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1930 Cricklewood Cv Unit 1930 Fogelsville, PA	3.0	2.5	1345	$2,400	$1.78	43d	1	0.07mi
2367 PA-100 Orefield, PA	3.0	2.0	1691	$2,650	$1.57	2d	1	0.60mi
8115 Main St Fogelsville, PA	3.0	1.5	1814	$2,300	$1.27	43d	1	1.01mi
100 Aviv St Fogelsville, PA	1.0–2.0	1.0–2.0	990	$2,255	$2.28	2d	7	1.07mi

HOA detail

• Monthly dues: $128 · $1,536/yr
• Likely covers: landscapingpool

Listing history 18 events

1. 2026-06-01
   status $260,000 Pending 4 DOM
2. 2026-05-31
   days on market $260,000 Active 4 DOM
3. 2026-05-31
   days on market $260,000 Active 3 DOM
4. 2026-05-27
   listed $260,000 Active
5. 2017-04-28
   soldstatus $166,000 Sold 640-char remark

   Show marketing remark (640 chars)

   Cute as a Button Townhome located in Applewood Community and Desirable Parkland School District! The home boasts 3 bedrooms and 2.5 baths. Features include modern kitchen with granite countertops and newer appliances. Spacious sun filled living room and dining room make entertaining a breeze. The partially finished lower level is great space for a family room or a game room. Laundry room and additional storage finish off the basement. Lots of closet space. The backyard patio is the perfect place to enjoy a glass of wine after a long work day. The community offers a pool, tennis courts and basketball courts as well as 2 playgrounds.

6. 2017-04-28
   soldstatus $166,000

   Show marketing remark (640 chars)

   Cute as a Button Townhome located in Applewood Community and Desirable Parkland School District! The home boasts 3 bedrooms and 2.5 baths. Features include modern kitchen with granite countertops and newer appliances. Spacious sun filled living room and dining room make entertaining a breeze. The partially finished lower level is great space for a family room or a game room. Laundry room and additional storage finish off the basement. Lots of closet space. The backyard patio is the perfect place to enjoy a glass of wine after a long work day. The community offers a pool, tennis courts and basketball courts as well as 2 playgrounds.

7. 2017-03-14
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Cute as a Button Townhome located in Applewood Community and Desirable Parkland School District! The home boasts 3 bedrooms and 2.5 baths. Features include modern kitchen with granite countertops and newer appliances. Spacious sun filled living room and dining room make entertaining a breeze. The partially finished lower level is great space for a family room or a game room. Laundry room and additional storage finish off the basement. Lots of closet space. The backyard patio is the perfect place to enjoy a glass of wine after a long work day. The community offers a pool, tennis courts and basketball courts as well as 2 playgrounds.

8. 2017-03-10
   listed $161,900 Active 640-char remark

   Show marketing remark (640 chars)

   Cute as a Button Townhome located in Applewood Community and Desirable Parkland School District! The home boasts 3 bedrooms and 2.5 baths. Features include modern kitchen with granite countertops and newer appliances. Spacious sun filled living room and dining room make entertaining a breeze. The partially finished lower level is great space for a family room or a game room. Laundry room and additional storage finish off the basement. Lots of closet space. The backyard patio is the perfect place to enjoy a glass of wine after a long work day. The community offers a pool, tennis courts and basketball courts as well as 2 playgrounds.

9. 2011-07-10
   historical
10. 2011-07-10
    historical
11. 2011-06-08
    listed $154,500
12. 2011-06-08
    listed $154,500
13. 2011-06-07
    historical
14. 2011-06-06
    historical
15. 2011-01-11
    listed $164,900
16. 2011-01-10
    listed $154,900
17. 1997-11-03
    soldstatus $83,500
18. 1988-05-27
    soldstatus $87,500

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $3,424 · $285/mo
• Expected delta: +$684/yr (+$57/mo · 24.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $29,431
• − Mortgage interest: −$14,564
• − Property taxes: −$2,741
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$1,536
• − Depreciation: −$7,564
• Taxable loss: −$2,983
• Est. tax savings @ 24.0%: +$716
• After-tax cash flow: $2,028/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: Parkland SD
• NCES district ID: 4218510
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $77,976
• Composite: 57.44/100
• National rank: #1074
• State rank: #40 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

• County: Lehigh County · 333,019 people
• City population: 11,570
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 3,624
• Household income: $139,506
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 34.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Polish 13% Slovak 4% German 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▲ 9.51%
• Current HPI: 278.281
• 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

+197.1% since first listed

15 events — show timeline

• 2026-05-27 Listed $260,000 BRIGHT MLS
• 2017-04-28 Sold (Public Records) $166,000 Public Records
• 2017-04-28 Sold (MLS) $166,000 GLVRMLS
• 2017-03-14 Pending — GLVRMLS
• 2017-03-10 Listed $161,900 GLVRMLS
• 2011-07-10 Listing Removed — GLVRMLS
• 2011-07-10 Listing Removed — GLVRMLS
• 2011-06-08 Listed $154,500 GLVRMLS
• 2011-06-08 Listed $154,500 GLVRMLS
• 2011-06-07 Listing Removed — GLVRMLS
• 2011-06-06 Listing Removed — GLVRMLS
• 2011-01-11 Listed $164,900 GLVRMLS
• 2011-01-10 Listed $154,900 GLVRMLS
• 1997-11-03 Sold (Public Records) $83,500 Public Records
• 1988-05-27 Sold (Public Records) $87,500 Public Records

Property tax history

+1.7%/yr

Latest (2026): $2,741 · +3.1% YoY. Source: county tax records.