2415 Victor St · Wilson, PA 18042

$239,800

3 bd · 1.0 ba · 1,254 sqft · Townhouse public records · 4 Days on market

Built 1915 2,000 sqft lot Est $252k · at est.

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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).

• Cash flow +13.0/30.0
• ARV discount +9.7/15.0
• Livability +4.4/5.0
• DSCR +3.9/10.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNERS RELOCATING! This lovingly maintained home can be available quickly. It features 3 bedrooms, full bath plus extra toilet on 1st floor, covered front porch and covered rear patio area with a fully fenced yard. Spacious living room/dining room combo, modern kitchen, 1st floor laundry, newer windows and CENTRAL A/C. Basement partially finished for play area or recreation. Full unfinished 3rd floor storage attic. Property will be sold with a clear Wilson CO. Wired surveillance system stays. Make appointment today! * UGI is currently installing new gas lines on the block so for next week or so please note Victor St. may be closed off at entrance to street. .. we are told they should be completed soon and apologize for any temporary inconvenience this causes.

Key facts

• Wood flooring
• Finished room
• Attic storage

Tags

• WOOD FLOORING
• ENCLOSED PATIO
• VINYL FENCED BACKYARD
• CENTRAL A/C
• FINISHED ROOM
• ATTIC STORAGE

Property features AI

Finance

• Other: Above-grade finished area approximately 1,254 (finished living space); Below-grade finished area approximately 156 (partially finished basement); Lot dimensions approximately 20' x 100' (approx. 0.046 acres), public records

Exterior

• Parking: On-street parking
• Utilities: 100 amp electric service with circuit breakers; Public water; Public sewer
• Home design: 2-story house; Aluminum siding and brick exterior; Asphalt/fiberglass roof
• Construction: Built with aluminum siding and brick; Asphalt/fiberglass roof
• Exterior features: Covered patio; Porch; Yard fenced

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: Total rooms: 7; Basement present (see Basement details)
• Flooring: Carpet; Engineered hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning; Ceiling fans
• Interior features: Dining area; Separate/formal dining room
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-11 ($-136/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (14.6% below list).
• Recommended offer: $205k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Wilson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 88/100 on livability (#32 in PA, #171 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, cost of living A+; Watch: 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 32% of the median local income ($78k/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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $125k; list at $240k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,846 (14.6% 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 1915 — 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: 0.85% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $252,054
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2420 Sycamore St	0.15mi	3/1.0	1,144 (-9%)	2mo	$230,000	$201	77
2406 Birch St	0.27mi	3/1.5	1,265 (+1%)	9mo	$220,900	$175	76
2474 Forest St	0.33mi	3/1.0	1,280 (+2%)	6mo	$245,000	$191	76
2200 Birch St	0.29mi	3/2.0	1,320 (+5%)	4mo	$290,000	$220	71
2716 Division St	0.61mi	3/1.0	1,250 (-0%)	1mo	$320,000	$256	71
2425 Sycamore St	0.17mi	3/1.0	1,376 (+10%)	9mo	$240,000	$174	68
2236 2nd St	0.28mi	3/1.0	1,158 (-8%)	10mo	$207,000	$179	66
900 Ridge St	0.50mi	3/1.5	1,161 (-7%)	9mo	$233,000	$201	55
2028 Washington Blvd	0.56mi	3/1.5	1,120 (-11%)	0mo	$270,000	$241	54
921 Ridge St	0.52mi	3/1.5	1,123 (-10%)	9mo	$225,000	$200	49
6 Gold Rose Ln	0.72mi	3/1.5	1,380 (+10%)	7mo	$330,000	$239	42
1914 Fairview Ave	0.72mi	3/1.0	1,440 (+15%)	4mo	$275,000	$191	38

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-35,491
• Equity at exit: $35,755

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-14,378
• Equity at exit: $20,734

Cash invested: $67,144 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$272 /mo · $3,266/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-11

Break-even live

Break-even rent $2,063

Max offer price $237,795

Occupancy floor 96%

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: $59,950
• Closing costs: $7,194
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2306 3rd St Easton, PA	3.0	1.0	1240	$2,000	$1.61	14d	1	0.16mi
2474 Lincoln Ave Easton, PA	3.0	1.0	1500	$1,800	$1.20	43d	1	0.24mi
2246 2nd St Easton, PA	3.0	1.5	1449	$2,150	$1.48	2d	1	0.25mi
2434 Birch St Easton, PA	3.0	1.0	1294	$1,900	$1.47	2d	1	0.29mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	14d	1	0.30mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	2d	1	0.30mi
2248 Birch St Easton, PA	3.0	1.5	1425	$1,850	$1.30	43d	1	0.31mi
2250 Butler St Unit 06 Easton, PA	2.0	1.0	1000	$1,700	$1.70	19d	1	0.45mi
312 Lehigh Dr Easton, PA	3.0	1.5	1664	$3,250	$1.95	2d	1	0.47mi
817 Ridge St Easton, PA	2.0	1.0	1014	$1,900	$1.87	43d	1	0.54mi
100 Woodmont Cir Easton, PA	1.0–2.0	1.0–2.0	978	$2,450	$2.51	2d	11	0.63mi
10 White Rose Ln Easton, PA	3.0	2.5	1867	$2,900	$1.55	2d	1	0.71mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	23d	1	0.75mi
2118 Northampton St Unit 1 Easton, PA	2.0	1.0	1240	$1,595	$1.29	23d	1	0.82mi
2001 Ferry St Easton, PA	3.0	1.0	1440	$2,200	$1.53	43d	1	0.82mi
2125 Northampton St Easton, PA	3.0	1.0	1440	$2,000	$1.39	14d	1	0.85mi
613 Oakwood St Easton, PA	2.0	1.0	1025	$1,898	$1.85	2d	1	0.85mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	2d	1	0.90mi
2960 William Penn Hwy Easton, PA	3.0	1.5	1134	$2,300	$2.03	19d	1	0.92mi
3241 Freemansburg Ave Easton, PA	3.0	2.5	1778	$2,850	$1.60	23d	1	1.00mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	2d	1	1.03mi
11 Early St Easton, PA	2.0	1.0	998	$1,625	$1.63	43d	1	1.05mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	14d	1	1.07mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	43d	1	1.15mi
94 Jonathan Dr Easton, PA	2.0	1.0	1045	$2,200	$2.11	2d	1	1.17mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	23d	2	1.21mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	2d	2	1.21mi
203 S 11th St Unit 1st floor Easton, PA	2.0	1.0	900	$1,450	$1.61	43d	1	1.22mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	14d	1	1.22mi
648 Line St #1 Easton, PA	2.0	1.0	1200	$1,595	$1.33	2d	1	1.23mi
122 N 13th St Easton, PA	4.0	3.0	1736	$2,300	$1.32	2d	1	1.27mi
457 W Lincoln St Easton, PA	1.0–2.0	1.0–2.0	837	$1,932	$2.31	2d	6	1.36mi
1247 Jackson St Easton, PA	2.0	2.0	1200	$1,700	$1.42	2d	1	1.44mi
922 Northampton St Unit 1 Easton, PA	2.0	1.0	900	$1,395	$1.55	43d	1	1.44mi
812 Ferry St Easton, PA	2.0	1.0	1000	$1,640	$1.64	23d	1	1.47mi

Listing history 5 events

1. 2026-06-18
   days on market $239,800 Active 4 DOM
2. 2026-06-17
   days on market $239,800 Active 3 DOM
3. 2026-06-16
   days on market $239,800 Active 2 DOM
4. 2026-06-15
   remarks 272-char remark
5. 2026-06-15
   listed $239,800 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: $3,266 · $272/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$261/yr (+$22/mo · 8.0%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $24,582
• − Mortgage interest: −$13,433
• − Property taxes: −$3,266
• − Insurance: −$1,199
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$6,976
• Taxable loss: −$4,225
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $878/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 — Wilson

• Score: 88/100
• State rank: #32
• US rank: #171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, 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

+293.1% since first listed

6 events — show timeline

• 2026-06-14 Listed $239,800 GLVRMLS
• 2018-10-24 Sold (Public Records) $125,000 Public Records
• 2018-10-18 Sold (MLS) $125,000 GLVRMLS
• 2018-08-23 Pending — GLVRMLS
• 2018-08-16 Listed $125,000 GLVRMLS
• 1995-11-01 Sold (Public Records) $61,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $3,266 · +3.2% YoY. Source: county tax records.