243 E Patterson St · Lansford, PA 18232

$69,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 7 Days on market

Built 1900 2,396 sqft lot Est $114k · 39% under

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Why this score? — see what drove the A 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Owner called today - 5/29/07 - and said he will listen to any offer. He wants to sell now. Call office for more details.

Key facts

• 4-bedroom layout
• 2,396 sq ft lot
• Garage

Tags

• 4-BEDROOM LAYOUT
• OUTDOOR RECREATION HUB

Property features AI

Exterior

• Parking: On-street parking; 1-car garage
• Utilities: 200+ amp electrical service with circuit breakers; Public water; Public sewer
• Home design: 3-story building; Vinyl and wood siding exterior; Asphalt/fiberglass/slate roof
• Construction: Vinyl siding; Wood siding; Built with asphalt, fiberglass and slate roof
• Exterior features: Lot approximately 0.055 acres

Interior

• Kitchen: Kitchen on first level (approx. 10 x 12)
• Bedrooms: Bedroom on third level (approx. 14 x 14); Bedroom on second level (approx. 10 x 12); Bedroom on second level (approx. 12 x 12); Bedroom on second level (approx. 10 x 12)
• Bathrooms: One full bathroom (second level, approx. 8 x 8)
• Heating & cooling: Electric baseboard heating
• Interior features: Dining area; Separate/formal dining room; Walk-out basement access
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 15.8% vs local median 9.5% in Lansford — 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 72/100 on livability (#605 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D, schools F, commute F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $6k appreciation (9.1% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $45k; list at $69k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,000

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: 1.96% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.01%
• DSCR: 2.51
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $113,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 E Kline Ave	0.11mi	2/1.0 (-1)	1,283 (-11%)	3mo	$99,500	$78	69
529 Patterson St	0.30mi	2/1.0 (-1)	1,400 (-3%)	16mo	$106,000	$76	63
107 W Patterson St	0.38mi	4/2.0 (+1)	1,557 (+8%)	8mo	$89,100	$57	53
239 W Bertsch St	0.56mi	3/1.5	1,584 (+10%)	5mo	$125,000	$79	51
341 W Ridge St	0.67mi	3/1.5	1,384 (-4%)	13mo	$79,000	$57	49
124 E Hazard St	0.66mi	3/1.5	1,536 (+7%)	8mo	$164,900	$107	49
24 W Fell St	0.50mi	3/1.5	1,645 (+14%)	2mo	$161,000	$98	49
251 W Ludlow St	0.67mi	4/1.5 (+1)	1,504 (+4%)	8mo	$275,000	$183	48
35 Sharpe St	0.58mi	4/1.5 (+1)	1,552 (+8%)	13mo	$149,900	$97	42
216 Oak St	0.61mi	3/1.0	1,232 (-14%)	10mo	$100,000	$81	39
361 W Water St	0.70mi	2/2.0 (-1)	1,365 (-5%)	17mo	$65,000	$48	36
338-1/2 W Abbott St	0.66mi	3/1.0	1,262 (-12%)	16mo	$80,500	$64	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.0%
• Equity multiple: 4.54×
• Total profit: $68,373
• Equity at exit: $57,768

10-year hold

• IRR: 43.4%
• Equity multiple: 9.96×
• Total profit: $173,143
• Equity at exit: $120,181

Cash invested: $19,320 (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 18232

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$362
• Tax from tax record: −$132 /mo · $1,590/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $548

Break-even live

Break-even rent $662

Max offer price $69,000

Occupancy floor 55%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 E Bertsch St Unit 1 Lansford, PA	2.0	1.0	1650	$1,400	$0.85	43d	1	0.11mi
323 E Bertsch St Unit A-1 Lansford, PA	2.0	1.0	1250	$1,450	$1.16	43d	1	0.12mi
10 Leisenring St Lansford, PA	3.0	1.0	1422	$1,100	$0.77	43d	1	0.32mi
546 E Kline Ave Lansford, PA	3.0	1.0	1000	$900	$0.90	2d	1	0.34mi
149 W Ridge St Unit 1A Lansford, PA	2.0	1.0	930	$1,350	$1.45	23d	1	0.44mi
149 W Ridge St Unit 2b Lansford, PA	2.0	1.0	875	$1,325	$1.51	23d	1	0.44mi
149 W Ridge St Unit 1B Lansford, PA	3.0	1.0	1654	$1,500	$0.91	19d	1	0.44mi
149 W Ridge St Unit 3A Lansford, PA	3.0	1.0	1550	$1,650	$1.06	43d	1	0.44mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,200	$1.28	2d	1	0.64mi
214 N Oak St Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	2d	1	0.64mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	43d	1	0.64mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	19d	1	0.64mi
215 E High St Coaldale, PA	3.0	1.0	1000	$1,000	$1.00	21d	1	1.36mi
151 E High St Coaldale, PA	3.0	1.0	1312	$1,200	$0.91	43d	1	1.40mi
126 E High St Coaldale, PA	4.0	1.5	1000	$1,200	$1.20	14d	1	1.44mi

Listing history 7 events

1. 2026-06-18
   days on market $69,000 Active 7 DOM
2. 2026-06-17
   days on market $69,000 Active 6 DOM
3. 2026-06-16
   days on market $69,000 Active 5 DOM
4. 2026-06-15
   days on market $69,000 Active 4 DOM
5. 2026-06-14
   days on market $69,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $69,000 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: $1,590 · $132/mo
• Projected year-2 tax: $1,590 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $16,263
• − Mortgage interest: −$3,865
• − Property taxes: −$1,590
• − Insurance: −$345
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,007
• Taxable income: $5,854
• Est. tax owed @ 24.0%: −$1,405
• After-tax cash flow: $5,166/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Lansford

• Score: 72/100
• State rank: #605
• US rank: #5834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansford, PA
• County: Carbon County · 13,404 people
• City population: 4,156
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 4,156
• Household income: $44,713
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 123.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Black 11% Two or more races 11% Native American 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Polish 2% Iranian 2%
• Foreign-born: 7% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 10%

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: ▲ 9.12%
• Current HPI: 262.3396
• Rent YoY: —
• 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

+15.2% since first listed

4 events — show timeline

• 2026-06-11 Listed $69,000 GLVRMLS
• 2007-06-28 Sold (MLS) $45,000 GLVRMLS
• 2007-06-22 Sold (Public Records) $45,000 Public Records
• 2007-03-29 Listed $59,900 GLVRMLS

Property tax history

+1.5%/yr

Latest (2026): $1,590 · +2.4% YoY. Source: county tax records.