2672 Levans Rd · Egypt, PA 18037

$199,000

2 bd · 2.0 ba · 1,042 sqft · SingleFamily public records · 12 Days on market

Built 1905 2,625 sqft lot Est $345k · 42% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ALL OFFERS ARE DUE BY MONDAY, APRIL 27 AT 8 PM; SUBMISSIONS WILL BE REVIEWED TUESDAY MORNING, AND A FINAL DECISION WILL BE MADE TUESDAY EVENING. Step into this charming and well-maintained 2-bedroom, 1.5-bath home that perfectly blends comfort, convenience, and value. From the moment you arrive, you’ll appreciate the ease of two dedicated parking spaces right out front—making everyday living that much simpler. Inside, the home has been thoughtfully cared for, offering a clean, move-in-ready space with a functional layout that suits a variety of lifestyles. The bright and inviting living areas provide a welcoming atmosphere for relaxing or entertaining, while the efficient kitche

Key facts

• Efficient kitchen
• Ample cabinet space
• Functional layout

Tags

• DEDICATED PARKING SPACES
• MOVE IN READY
• FUNCTIONAL LAYOUT
• EFFICIENT KITCHEN
• AMPLE CABINET SPACE
• PARKLAND SCHOOL DISTRICT

Property features AI

Exterior

• Parking: No garage; Off-street parking
• Utilities: Public water; Septic tank
• Home design: 2-story house; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 0.06 acres

Interior

• Kitchen: Microwave; Refrigerator; Electric oven; Electric range; Eat-in kitchen
• Bedrooms: Second-floor bedroom (10.0 x 12.0); Second-floor bedroom (14.0 x 12.0)
• Bathrooms: One full bathroom (second floor); One half bathroom (first floor)
• Heating & cooling: Oil heating; Ceiling fan(s); Wall unit(s) cooling
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).

Location & tenants

• Location reads 71/100 on livability (#692 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute 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.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 765 units permitted in Lehigh County in 2024 (286 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 $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1905 — 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 D-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: 1.33% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $344,902
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2448 Old Post Rd	0.44mi	3/2.0 (+1)	1,134 (+9%)	16mo	$374,900	$331	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $19,993
• Equity at exit: $29,672

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $84,614
• Equity at exit: $17,206

Cash invested: $55,720 (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 18037

• Home prices YoY: -24.1%
• Active inventory: 31
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $821

Break-even live

Break-even rent $1,611

Max offer price $199,000

Occupancy floor 64%

Sensitivity live

Price	-10% $933	-5% $877	+0% $821	+5% $764	+10% $708
Rent	-10% $611	-5% $716	+0% $821	+5% $925	+10% $1,030
Rate	-1.0pp $921	-0.5pp $871	base $821	+0.5pp $769	+1.0pp $717

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2376 Levans Rd Coplay, PA	2.0	2.5	1456	$2,650	$1.82	4d	1	0.47mi

Listing history 17 events

1. 2026-04-30
   status Pending
2. 2026-04-18
   listed $199,000 Active
3. 2025-09-25
   historical
4. 2025-08-28
   listed $210,000 Active
5. 2024-08-05
   historical
6. 2024-07-15
   listed $234,999 Active
7. 2023-05-24
   soldstatus $190,000 Sold
8. 2023-05-24
   soldstatus $190,000
9. 2023-04-12
   status Pending
10. 2023-04-06
    listed $165,000 Active - No Show
11. 2013-10-17
    soldstatus $30,000
12. 2013-07-15
    listed $35,000
13. 2006-04-20
    soldstatus $106,000
14. 2006-04-05
    soldstatus $106,000
15. 2006-01-28
    listed $124,900
16. 1993-11-01
    soldstatus $48,000
17. 1988-05-31
    soldstatus $54,900

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $2,451 · $204/mo
• Expected delta: +$694/yr (+$58/mo · 39.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $31,800
• − Mortgage interest: −$11,147
• − Property taxes: −$1,757
• − Insurance: −$995
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$5,789
• Taxable income: $7,024
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $8,161/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 — Egypt

• Score: 71/100
• State rank: #692
• US rank: #6792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,459

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 13% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 7% Danish 4% Polish 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% Other Indo-European 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: ▼ -92.12%
• Current HPI: 289.8882
• Rent YoY: —
• Metro: —
• 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

+262.5% since first listed

17 events — show timeline

• 2026-04-30 Pending — GLVRMLS
• 2026-04-18 Listed $199,000 GLVRMLS
• 2025-09-25 Listing Removed — GLVRMLS
• 2025-08-28 Listed $210,000 GLVRMLS
• 2024-08-05 Listing Removed — GLVRMLS
• 2024-07-15 Listed $234,999 GLVRMLS
• 2023-05-24 Sold (Public Records) $190,000 Public Records
• 2023-05-24 Sold (MLS) $190,000 GLVRMLS
• 2023-04-12 Pending — GLVRMLS
• 2023-04-06 Listed $165,000 GLVRMLS
• 2013-10-17 Sold (MLS) $30,000 GLVRMLS
• 2013-07-15 Listed $35,000 GLVRMLS
• 2006-04-20 Sold (Public Records) $106,000 Public Records
• 2006-04-05 Sold (MLS) $106,000 GLVRMLS
• 2006-01-28 Listed $124,900 GLVRMLS
• 1993-11-01 Sold (Public Records) $48,000 Public Records
• 1988-05-31 Sold (Public Records) $54,900 Public Records

Property tax history

+2.0%/yr

Latest (2026): $1,757 · +3.1% YoY. Source: county tax records.