216 High St · Glendon, PA 18042

$179,900

3 bd · 1.0 ba · 945 sqft · Townhouse public records · 7 Days on market

Built 1900 5,000 sqft lot Est $193k · 7% under

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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 +19.8/30.0
• ARV discount +10.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Offer Deadline 6/14 at 12pm * * Welcome to 216 High Street in Glendon, a charming and well-maintained home that offers the perfect blend of comfort, functionality, and outdoor living. This 2-bedroom, 1-bath property is an incredible opportunity for first-time homebuyers, downsizers, or anyone looking for a low-maintenance home with outstanding curb appeal. From the moment you arrive, you’ll appreciate the carefully manicured landscaping and inviting exterior. A newer Trex front porch provides the perfect place to enjoy your morning coffee, while the newer patio creates an ideal outdoor entertaining space for gatherings with family and friends or simply relaxing in a peaceful se

Key facts

• Newer patio
• Inviting exterior
• Parking

Tags

• NEWER TREX FRONT PORCH
• NEWER PATIO
• INVITING EXTERIOR
• LOW-MAINTENANCE OWNERSHIP
• MOVE-IN-READY PROPERTY

Property features AI

Finance

• Other: Above-grade finished area reported (size not shown per instructions); Zoning: 13R2
• HOA & community: Sidewalks in the community

Exterior

• Parking: Off-street parking; Parking pad; On-street parking
• Utilities: Public water; Public sewer; 200+ amp electrical service with circuit breakers
• Home design: Single-story listed (stories total reported as 1); Stone, vinyl siding and wood siding exterior; Asphalt/fiberglass roof
• Construction: Built with stone, vinyl siding and wood siding; Asphalt/fiberglass roof; Full basement (foundation details not specified)
• Exterior features: Awning(s); Porch; Patio

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Two bedrooms on the second level
• Bathrooms: One full bathroom (located on the second level)
• Heating & cooling: Gas hot water heating; Ceiling fans; Wall and wall/window air conditioning units
• Interior features: Dining area and separate/formal dining room; Full basement
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 74/100 on livability (#512 in PA, #4,688 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A, housing A-; Watch: schools F, amenities F, commute F.
• Wilson Area SD (suburban): math 28% / reading 52% proficiency, ranked #338 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 185 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $180k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $179,900

Questions for the listing agent

1. Built in 1900 — 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: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $192,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Main St	0.44mi	2/1.0 (-1)	888 (-6%)	0mo	$150,000	$169	64
421 Front St	0.51mi	2/1.5 (-1)	896 (-5%)	13mo	$215,000	$240	50
2336 2nd St	0.73mi	2/1.0 (-1)	998 (+6%)	4mo	$210,000	$210	48
306 Canal Park	0.66mi	2/2.0 (-1)	1,020 (+8%)	1mo	$208,000	$204	46
201 Canal Park	0.67mi	2/1.0 (-1)	838 (-11%)	2mo	$191,000	$228	43
210 Canal Park	0.68mi	2/2.0 (-1)	1,020 (+8%)	5mo	$196,000	$192	42
410 Canal Park	0.65mi	2/2.0 (-1)	1,020 (+8%)	11mo	$200,000	$196	38
521 Reynolds St	0.64mi	3/2.0	824 (-13%)	8mo	$175,000	$212	38
1420 Lynn St	0.74mi	2/1.0 (-1)	900 (-5%)	19mo	$173,000	$192	37
203 Canal Park	0.67mi	2/2.0 (-1)	1,020 (+8%)	16mo	$185,000	$181	33
512 W Berwick St	0.70mi	3/1.0	840 (-11%)	21mo	$194,500	$232	31
110 Canal Park	0.68mi	2/2.0 (-1)	1,020 (+8%)	18mo	$190,000	$186	30

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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-11,828
• Equity at exit: $26,824

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $23,105
• Equity at exit: $15,554

Cash invested: $50,372 (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 18042

• Rents YoY: 4.9%
• Active inventory: 185
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$943
• Tax from tax record: −$234 /mo · $2,804/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $214

Break-even live

Break-even rent $1,585

Max offer price $179,900

Occupancy floor 83%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 W Lincoln St Easton, PA	1.0–2.0	1.0–2.0	837	$1,932	$2.31	2d	6	0.75mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	2d	2	0.80mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	23d	2	0.80mi
817 Ridge St Easton, PA	2.0	1.0	1014	$1,900	$1.87	43d	1	0.81mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	2d	1	0.96mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	23d	1	0.97mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	14d	1	0.97mi
1304 Lehigh St Unit 1 Easton, PA	2.0	1.0	733	$1,295	$1.77	2d	1	1.05mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	14d	1	1.06mi
932 Washington St Easton, PA	2.0	1.0	765	$1,600	$2.09	43d	1	1.08mi
203 S 11th St Unit 1st floor Easton, PA	2.0	1.0	900	$1,450	$1.61	43d	1	1.09mi
100 Woodmont Cir Easton, PA	1.0–2.0	1.0–2.0	978	$2,450	$2.51	2d	11	1.10mi
2250 Butler St Unit 06 Easton, PA	2.0	1.0	1000	$1,700	$1.70	19d	1	1.10mi
102 Rock St Unit 220B Easton, PA	2.0	1.0	765	$1,611	$2.11	43d	1	1.15mi
812 Ferry St Easton, PA	2.0	1.0	1000	$1,640	$1.64	23d	1	1.27mi
815 Ferry St Unit 815 C Easton, PA	2.0	1.0	750	$1,525	$2.03	23d	1	1.28mi
11 Early St Easton, PA	2.0	1.0	998	$1,625	$1.63	43d	1	1.29mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	23d	1	1.32mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	43d	1	1.32mi
922 Northampton St Unit 1 Easton, PA	2.0	1.0	900	$1,395	$1.55	43d	1	1.33mi
29 S 7th St Easton, PA	2.0	2.0	1100	$1,350	$1.23	14d	1	1.36mi
513 Spruce St Easton, PA	2.0	1.0	850	$1,600	$1.88	43d	1	1.44mi
40 S 6th St Easton, PA	1.0–2.0	1.0–2.0	1156	$3,000	$2.59	14d	11	1.46mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	14d	1	1.48mi
199 Cedar Park Blvd Easton, PA	1.0–3.0	1.0–4.0	1410	$3,035	$2.15	2d	10	1.48mi
140 S 4th St Easton, PA	2.0	1.0–2.0	841	$2,460	$2.93	2d	106	1.48mi

Listing history 7 events

1. 2026-06-17
   status $179,900 Pending 7 DOM
2. 2026-06-16
   days on market $179,900 Active 7 DOM
3. 2026-06-15
   days on market $179,900 Active 6 DOM
4. 2026-06-14
   remarks 693-char remark
5. 2026-06-14
   days on market $179,900 Active 4 DOM
6. 2026-06-10
   remarks 687-char remark
7. 2026-06-10
   listed $179,900 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: $2,804 · $234/mo
• Projected year-2 tax: $2,823 · $235/mo
• Expected delta: +$19/yr (+$2/mo · 0.7%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,261
• − Mortgage interest: −$10,077
• − Property taxes: −$2,804
• − Insurance: −$900
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$5,233
• Taxable loss: −$314
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,638/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: Wilson Area SD
• NCES district ID: 4226550
• Math proficiency: 28% ▼ -29.00%
• Reading proficiency: 52% ▼ -21.00%
• Median HH income: $58,534
• Composite: 35.22/100
• National rank: #4984
• State rank: #338 of 539 in PA

Livability — Glendon

• Score: 74/100
• State rank: #512
• US rank: #4688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendon, PA
• County: Northampton County · 236,814 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 45,532
• Household income: $77,556
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1590.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 3% Polish 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Arabic 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: ▼ -460.52%
• Current HPI: 254.8776
• Rent YoY: ▲ 4.94%
• 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

+157.4% since first listed

4 events — show timeline

• 2026-06-09 Listed $179,900 GLVRMLS
• 2015-06-03 Sold (Public Records) $75,000 Public Records
• 1991-05-01 Sold (Public Records) $36,500 Public Records
• 1988-10-01 Sold (Public Records) $69,900 Public Records

Property tax history

+1.0%/yr

Latest (2026): $2,804 · +2.6% YoY. Source: county tax records.