230 Carbon St · Lehighton, PA 18235

$259,400

3 bd · 1.0 ba · 1,232 sqft · MultiFamily public records · 17 Days on market

Built 1886 3,049 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome home to this spacious 4-bedroom, 2 full bath twin, offering move-in ready convenience and plenty of updates. Featuring economical gas heat, a finished attic for additional living space, and a spacious eat-in kitchen, this home is designed for comfort and practicality. Both bathrooms have been nicely updated, adding a modern touch. One of the best features is the covered rear patio complete with a hot tub—perfect for relaxing after a long day or entertaining guests. Outside, you'll also find a nice-sized shed and a paved driveway at the rear of the home, providing ample storage and parking. Additional highlights include vinyl replacement windows throughout and an updated roof and vinyl siding, ensuring peace of mind for years to come. All of this is located just a short distance from Historic Jim Thorpe, the D & L Trails, and Mauch Chunk Lake, offering endless opportunities for outdoor adventure, shopping, and dining. Don't miss your chance to own this charming, well-maintained twin in a prime location!

Key facts

• Finished attic
• Updated vinyl siding
• Newer roof

Tags

• GAS HEAT
• VINYL REPLACEMENT WINDOWS
• UPDATED VINYL SIDING
• NEWER ROOF
• EAT-IN KITCHEN
• FINISHED ATTIC

Property features AI

Finance

• Other: Zoned residential

Exterior

• Parking: Open parking with 3 spaces
• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas available
• Home design: Residential single-family residence; House / Duplex; Facing direction: not specified
• Construction: Vinyl siding; Shingle roof; Built year: not specified
• Exterior features: Patio; Covered porch; Shed(s); Paved, public maintained city street

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Electric heating; Natural gas available; Ceiling fan(s); Window unit(s)
• Interior features: Unfurnished; Patio and covered porch
• Laundry & utility: Washer and dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $259k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $259k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.7% in Lehighton — 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 77/100 on livability (#321 in PA, #2,848 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D, commute F.
• Lehighton Area SD (suburban): math 32% / reading 50% proficiency, ranked #336 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $225k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $255,509 (1.5% below list)

Questions for the listing agent

1. Built in 1886 — 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. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.36%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.3%
• Equity multiple: 1.45×
• Total profit: $32,576
• Equity at exit: $38,677

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $124,370
• Equity at exit: $22,428

Cash invested: $72,632 (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 18235

• Home prices YoY: -27.1%
• Active inventory: 139
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $3,590 medium
• Mortgage (P&I): −$1,360
• Tax from tax record: −$196 /mo · $2,350/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $1,172

Break-even live

Break-even rent $2,107

Max offer price $259,400

Occupancy floor 62%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,591
Total (3 units)			$3,590

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: $64,850
• Closing costs: $7,782
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Jamestown St Lehighton, PA	2.0	1.0	780	$1,395	$1.79	2d	1	0.05mi
339 N 2nd St Lehighton, PA	3.0	1.0	1073	$1,700	$1.58	2d	1	0.22mi
204 N 2nd St Lehighton, PA	3.0	1.0	1000	$1,600	$1.60	2d	1	0.39mi
206 N 2nd St Lehighton, PA	3.0	1.0	1000	$1,450	$1.45	2d	1	0.39mi
404 Mahoning St Apt 2 Lehighton, PA	3.0	1.0	800	$1,500	$1.88	2d	1	0.49mi
318 Bridge St Unit A Weissport, PA	2.0	1.0	900	$975	$1.08	2d	1	0.90mi

Listing history 13 events

1. 2026-06-18
   days on market $259,400 Active 17 DOM
2. 2026-06-17
   days on market $259,400 Active 16 DOM
3. 2026-06-16
   days on market $259,400 Active 15 DOM
4. 2026-06-15
   days on market $259,400 Active 14 DOM
5. 2026-06-14
   days on market $259,400 Active 12 DOM
6. 2026-06-10
   days on market $259,400 Active 9 DOM
7. 2026-06-09
   days on market $259,400 Active 8 DOM
8. 2026-06-08
   days on market $259,400 Active 7 DOM
9. 2026-06-07
   days on market $259,400 Active 6 DOM
10. 2026-06-03
    days on market $259,400 Active 2 DOM
11. 2026-06-02
    listing id $259,400 Active 1 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $259,400 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: $2,350 · $196/mo
• Projected year-2 tax: $3,224 · $269/mo
• Expected delta: +$874/yr (+$73/mo · 37.2%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,080
• − Mortgage interest: −$14,530
• − Property taxes: −$2,350
• − Insurance: −$1,297
• − Repairs & maintenance: −$3,446
• − Management: −$3,446
• − Depreciation: −$7,546
• Taxable income: $10,463
• Est. tax owed @ 24.0%: −$2,511
• After-tax cash flow: $11,551/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: Lehighton Area SD
• NCES district ID: 4213500
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $51,115
• Composite: 35.36/100
• National rank: #4958
• State rank: #336 of 539 in PA

Livability — Lehighton

• Score: 77/100
• State rank: #321
• US rank: #2848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehighton, PA
• Population (ZIP): 19,121

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Polish 5% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.77%
• Current HPI: 187.4645
• 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

+136.0% since first listed

16 events — show timeline

• 2026-05-31 Listed $259,400 PMAR
• 2026-01-16 Sold (Public Records) $225,000 Public Records
• 2026-01-16 Sold (MLS) $225,000 BRIGHT MLS
• 2026-01-16 Sold (MLS) $225,000 GLVRMLS
• 2026-01-16 Sold (MLS) $225,000 PMAR
• 2025-11-28 Pending — BRIGHT MLS
• 2025-11-28 Pending — PMAR
• 2025-11-28 Pending — GLVRMLS
• 2025-10-11 Listed $234,000 BRIGHT MLS
• 2025-10-02 Listed $234,000 GLVRMLS
• 2025-10-02 Listed $234,000 PMAR
• 2008-10-02 Sold (Public Records) $85,000 Public Records
• 2003-08-04 Sold (MLS) $97,500 GLVRMLS
• 2003-08-04 Sold (MLS) $97,500 GLVRMLS
• 2003-06-25 Listed $109,900 GLVRMLS
• 2003-06-25 Listed $109,900 GLVRMLS

Property tax history

+2.0%/yr

Latest (2026): $2,350 · +2.3% YoY. Source: county tax records.