1310 Ueberroth Ave · Salisbury, PA 18103

$283,999

4 bd · 1.0 ba · 1,448 sqft · SingleFamily public records · 35 Days on market

Built 1925 1,448 sqft lot $196/sqft · at area comps Est $289k · at est.

---

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).

• Cash flow +13.0/30.0
• ARV discount +8.2/15.0
• Rent growth +4.3/5.0
• DSCR +3.9/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beutifully maintained Cape Cod Features fenced yard with storage shed and above ground heated swimming pool.

Key facts

• New furnace
• Above-ground pool
• New roof

Tags

• NEW ROOF
• NEW FURNACE
• FENCED-IN YARD
• ABOVE-GROUND POOL
• SALISBURY SCHOOL DISTRICT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story building (listed as 1 story total); Block and concrete construction
• Construction: Block construction; Concrete construction
• Exterior features: Yard fenced; Above-ground pool; Flat lot

Interior

• Kitchen: Kitchen on the first floor; Refrigerator
• Bedrooms: Two first-floor bedrooms; One second-floor bedroom; Basement room
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Oil heating; Ceiling fan(s); Wall/window unit(s)
• Interior features: Dining area; Separate/formal dining room
• Laundry & utility: Washer hookup; Dryer hookup; Oil water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-18 ($-214/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (14.3% below list).
• Recommended offer: $243k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.6% in Salisbury — 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 68/100 on livability (#919 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Salisbury Township SD (suburban): math 29% / reading 51% proficiency, ranked #307 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.0%/yr); 161 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• This rent runs 40% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 35 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $170k; list at $284k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $243,304 (14.3% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (median comp): $288,714
• List price: $283,999
• Delta: -1.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 Paxford Rd	0.27mi	3/1.0 (-1)	1,524 (+5%)	2mo	$96,000	$63	72
1145 E Susquehanna St	0.12mi	3/1.0 (-1)	1,384 (-4%)	12mo	$260,000	$188	71
1304 Maumee Ave	0.21mi	3/1.0 (-1)	1,424 (-2%)	16mo	$270,000	$190	69
1127 Lehigh Ave	0.06mi	3/1.0 (-1)	1,608 (+11%)	10mo	$275,000	$171	65
806 E Paoli St	0.52mi	3/1.5 (-1)	1,515 (+5%)	2mo	$350,000	$231	60
936 E Montgomery St	0.45mi	4/2.0	1,512 (+4%)	14mo	$370,000	$245	56
1710 Illingsworth St	0.62mi	3/2.0 (-1)	1,452 (+0%)	8mo	$319,600	$220	55
602 E Juniata St	0.63mi	3/1.0 (-1)	1,302 (-10%)	3mo	$319,000	$245	47
826 E Federal St	0.45mi	3/1.0 (-1)	1,260 (-13%)	9mo	$259,900	$206	44
935 E Montgomery St	0.43mi	3/1.0 (-1)	1,665 (+15%)	11mo	$340,000	$204	41
514 E Lexington St	0.73mi	3/1.0 (-1)	1,618 (+12%)	6mo	$323,452	$200	36
1602 Church Rd	0.74mi	3/1.5 (-1)	1,584 (+9%)	14mo	$330,000	$208	31

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 · 7.05% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-36,814
• Equity at exit: $42,345

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $12,606
• Equity at exit: $24,555

Cash invested: $79,520 (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 18103

• Rents YoY: 7.0%
• Active inventory: 161
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,433 medium
• Mortgage (P&I): −$1,489
• Tax from tax record: −$332 /mo · $3,987/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-18

Break-even live

Break-even rent $2,456

Max offer price $280,853

Occupancy floor 96%

Sensitivity live

Price	-10% $143	-5% $63	+0% $-18	+5% $-98	+10% $-179
Rent	-10% $-210	-5% $-114	+0% $-18	+5% $78	+10% $174
Rate	-1.0pp $125	-0.5pp $54	base $-18	+0.5pp $-91	+1.0pp $-166

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 E Susquehanna St Allentown, PA	3.0	1.0	1092	$2,500	$2.29	15d	1	0.61mi
1861 E Emmaus Ave Allentown, PA	3.0	2.0	1704	$2,500	$1.47	15d	1	0.88mi
1509 S Albert St Allentown, PA	3.0	1.0	920	$1,750	$1.90	21d	1	1.14mi
230 E Fairview St Allentown, PA	3.0	2.0	1414	$2,300	$1.63	24d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $283,999 Active 35 DOM
2. 2026-06-17
   days on market $283,999 Active 34 DOM
3. 2026-06-16
   days on market $283,999 Active 33 DOM
4. 2026-06-15
   days on market $283,999 Active 32 DOM
5. 2026-06-14
   days on market $283,999 Active 30 DOM
6. 2026-06-13
   days on market $283,999 Active 29 DOM
7. 2026-06-10
   days on market $283,999 Active 27 DOM
8. 2026-06-09
   days on market $283,999 Active 26 DOM
9. 2026-06-08
   days on market $283,999 Active 25 DOM
10. 2026-06-07
    days on market $283,999 Active 24 DOM
11. 2026-06-03
    days on market $283,999 Active 20 DOM
12. 2026-06-02
    days on market $283,999 Active 19 DOM
13. 2026-06-01
    days on market $283,999 Active 18 DOM
14. 2026-05-31
    days on market $283,999 Active 17 DOM
15. 2026-05-31
    days on market $283,999 Active 16 DOM
16. 2026-05-12
    listed $283,999 Active 742-char remark
17. 2007-02-05
    soldstatus $170,000 108-char remark

    Show marketing remark (108 chars)

    Beutifully maintained Cape Cod Features fenced yard with storage shed and above ground heated swimming pool.

18. 2007-02-05
    soldstatus $170,000

    Show marketing remark (108 chars)

    Beutifully maintained Cape Cod Features fenced yard with storage shed and above ground heated swimming pool.

19. 2006-12-12
    listed $170,000 108-char remark

    Show marketing remark (108 chars)

    Beutifully maintained Cape Cod Features fenced yard with storage shed and above ground heated swimming pool.

20. 2001-08-29
    historical
21. 2001-06-21
    listed $105,850
22. 1998-12-01
    soldstatus $34,398
23. 1989-08-09
    soldstatus $38,000

ⓘ 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: $3,987 · $332/mo
• Projected year-2 tax: $4,237 · $353/mo
• Expected delta: +$250/yr (+$21/mo · 6.3%)

ⓘ 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 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,196
• − Mortgage interest: −$15,908
• − Property taxes: −$3,987
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$8,262
• Taxable loss: −$5,052
• Est. tax savings @ 24.0%: +$1,213
• After-tax cash flow: $999/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: Salisbury Township SD
• NCES district ID: 4220730
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $69,808
• Composite: 36.3/100
• National rank: #4696
• State rank: #307 of 539 in PA

Livability — Salisbury

• Score: 68/100
• State rank: #919
• US rank: #9930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 48,746
• Household income: $72,895
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1792.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 46% Hispanic / Latino 38% Two or more races 15% Black 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 15% Dominican 13%
• Common ancestry: Romanian 3% Polish 3% Iranian 1%
• Foreign-born: 19% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 30% Other Indo-European 1% Other Asian/Pacific 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: ▼ -358.28%
• Current HPI: 298.1512
• Rent YoY: ▲ 7.05%
• 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

+647.4% since first listed

8 events — show timeline

• 2026-05-12 Listed $283,999 GLVRMLS
• 2007-02-05 Sold (Public Records) $170,000 Public Records
• 2007-02-05 Sold (MLS) $170,000 GLVRMLS
• 2006-12-12 Listed $170,000 GLVRMLS
• 2001-08-29 Listing Removed — GLVRMLS
• 2001-06-21 Listed $105,850 GLVRMLS
• 1998-12-01 Sold (Public Records) $34,398 Public Records
• 1989-08-09 Sold (Public Records) $38,000 Public Records

Property tax history

+3.5%/yr

Latest (2026): $3,987 · +6.0% YoY. Source: county tax records.