32 Powell · Lansford, PA 18232

$109,900

3 bd · 1.0 ba · 1,197 sqft · Townhouse public records · 55 Days on market

Built 1900 436 sqft lot $92/sqft · 48% above area

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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 +23.8/30.0
• Appreciation +9.6/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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

3 bedroom, 1 bath middle row home with ample space and unique features. An awninged, covered front porch offers great outdoor space and invites you into a spacious open-concept living/dining room combination with a large picture window overlooking the porch. Updated bathroom, and vinyl plank flooring on 1st floor. Great for 1st time buyers or investors as this unit will bring $1200-$1300 per month in rental value. Don't miss this unique opportunity. Show it today.

Key facts

• Covered front porch
• Large picture window
• Updated bathroom

Tags

• COVERED FRONT PORCH
• LARGE PICTURE WINDOW
• UPDATED BATHROOM
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• This rent runs 32% 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 $11k of equity ($760 loan paydown + $10k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 9891% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (median comp): $72,594
• List price: $109,900
• Delta: 51.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Powell St	0.00mi	3/1.0	1,170 (-2%)	5mo	$120,000	$103	92
217 E Ridge St	0.21mi	3/1.0	1,170 (-2%)	2mo	$145,000	$124	84
260 E Abbott St	0.11mi	3/1.0	1,253 (+5%)	4mo	$62,000	$49	84
45 Jones St	0.12mi	3/1.5	1,296 (+8%)	1mo	$62,000	$48	77
312 E Abbott St	0.07mi	3/1.0	1,020 (-15%)	5mo	$72,500	$71	68
253 E Abbott	0.11mi	3/2.0	1,370 (+14%)	4mo	$165,000	$120	64
215 E Ridge St	0.22mi	4/1.0 (+1)	1,040 (-13%)	3mo	$40,000	$38	60
120 W Abbott St	0.52mi	3/1.0	1,287 (+8%)	7mo	$120,000	$93	58
138 E Fell St	0.49mi	3/1.0	1,312 (+10%)	6mo	$125,000	$95	56
34 W Walter St	0.74mi	3/1.0	1,244 (+4%)	7mo	$59,900	$48	54
126 W White St	0.49mi	3/1.0	1,344 (+12%)	6mo	$115,000	$86	52
306 W Kline Ave	0.71mi	4/1.5 (+1)	1,312 (+10%)	4mo	$115,000	$88	40

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: 28.6%
• Equity multiple: 3.17×
• Total profit: $66,750
• Equity at exit: $92,010

10-year hold

• IRR: 25.1%
• Equity multiple: 7.00×
• Total profit: $184,590
• Equity at exit: $191,419

Cash invested: $30,772 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$576
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $211

Break-even live

Break-even rent $935

Max offer price $109,900

Occupancy floor 77%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 E Bertsch St Unit A-1 Lansford, PA	2.0	1.0	1250	$1,450	$1.16	43d	1	0.06mi
546 E Kline Ave Lansford, PA	3.0	1.0	1000	$900	$0.90	2d	1	0.19mi
233 E Ridge St Lansford, PA	2.0	1.0	850	$900	$1.06	14d	1	0.20mi
201 E Kline Ave Apt 3 Lansford, PA	2.0	1.0	850	$800	$0.94	2d	1	0.20mi
10 Leisenring St Lansford, PA	3.0	1.0	1422	$1,100	$0.77	43d	1	0.22mi
4 Spring Garden St Apt 2 Lansford, PA	2.0	1.0	850	$875	$1.03	14d	1	0.30mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	18d	1	0.47mi
214 N Oak St Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	2d	1	0.47mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	43d	1	0.47mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,200	$1.28	2d	1	0.47mi
149 W Ridge St Unit 1A Lansford, PA	2.0	1.0	930	$1,350	$1.45	23d	1	0.58mi
149 W Ridge St Unit 2b Lansford, PA	2.0	1.0	875	$1,325	$1.51	23d	1	0.58mi
242 E Holland St Summit Hill, PA	2.0	1.0	806	$1,100	$1.36	2d	1	0.73mi
215 E High St Coaldale, PA	3.0	1.0	1000	$1,000	$1.00	21d	1	1.47mi

Listing history 16 events

1. 2026-06-03
   days on market $109,900 Active 55 DOM
2. 2026-06-02
   days on market $109,900 Active 54 DOM
3. 2026-06-01
   days on market $109,900 Active 53 DOM
4. 2026-05-31
   days on market $109,900 Active 52 DOM
5. 2026-05-31
   days on market $109,900 Active 51 DOM
6. 2026-04-30
   listed $1,100
7. 2026-04-09
   listed $109,900 Active 468-char remark

   Show marketing remark (468 chars)

   3 bedroom, 1 bath middle row home with ample space and unique features. An awninged, covered front porch offers great outdoor space and invites you into a spacious open-concept living/dining room combination with a large picture window overlooking the porch. Updated bathroom, and vinyl plank flooring on 1st floor. Great for 1st time buyers or investors as this unit will bring $1200-$1300 per month in rental value. Don't miss this unique opportunity. Show it today.

8. 2023-10-26
   soldstatus $75,000
9. 2023-10-20
   historical 906-char remark

   Show marketing remark (906 chars)

   Mid-row Lansford home presents with ample space and lovely, unique touches. An awninged, covered front porch offers lovely outdoor space and welcomes you into a spacious open-concept living-dining room with a large picture window at front, overlooking the porch. The home's kitchen offers a functional layout with ample cabinet space. Upstairs you're greeted with a stunning updated bath. You'll find ceramic tile on all sides and above, with custom built-in shelving in the shower which draws ample natural light via the in-shower window! The first bed offers a large closet and cut out opening in the room's ceiling to run with the home's roofline, windows placed to draw natural light into the space. A large, front bedroom completes this level. Above, bonus space: a spacious additional room offering itself for any number of uses, including a potential third bed! Don't miss this lovely Lansford home!

10. 2023-10-20
    soldstatus $75,000 Sold 906-char remark

    Show marketing remark (906 chars)

    Mid-row Lansford home presents with ample space and lovely, unique touches. An awninged, covered front porch offers lovely outdoor space and welcomes you into a spacious open-concept living-dining room with a large picture window at front, overlooking the porch. The home's kitchen offers a functional layout with ample cabinet space. Upstairs you're greeted with a stunning updated bath. You'll find ceramic tile on all sides and above, with custom built-in shelving in the shower which draws ample natural light via the in-shower window! The first bed offers a large closet and cut out opening in the room's ceiling to run with the home's roofline, windows placed to draw natural light into the space. A large, front bedroom completes this level. Above, bonus space: a spacious additional room offering itself for any number of uses, including a potential third bed! Don't miss this lovely Lansford home!

11. 2023-10-20
    soldstatus $75,000 Closed

    Show marketing remark (906 chars)

    Mid-row Lansford home presents with ample space and lovely, unique touches. An awninged, covered front porch offers lovely outdoor space and welcomes you into a spacious open-concept living-dining room with a large picture window at front, overlooking the porch. The home's kitchen offers a functional layout with ample cabinet space. Upstairs you're greeted with a stunning updated bath. You'll find ceramic tile on all sides and above, with custom built-in shelving in the shower which draws ample natural light via the in-shower window! The first bed offers a large closet and cut out opening in the room's ceiling to run with the home's roofline, windows placed to draw natural light into the space. A large, front bedroom completes this level. Above, bonus space: a spacious additional room offering itself for any number of uses, including a potential third bed! Don't miss this lovely Lansford home!

12. 2023-09-22
    status Pending
13. 2023-09-21
    status Pending 906-char remark

    Show marketing remark (906 chars)

    Mid-row Lansford home presents with ample space and lovely, unique touches. An awninged, covered front porch offers lovely outdoor space and welcomes you into a spacious open-concept living-dining room with a large picture window at front, overlooking the porch. The home's kitchen offers a functional layout with ample cabinet space. Upstairs you're greeted with a stunning updated bath. You'll find ceramic tile on all sides and above, with custom built-in shelving in the shower which draws ample natural light via the in-shower window! The first bed offers a large closet and cut out opening in the room's ceiling to run with the home's roofline, windows placed to draw natural light into the space. A large, front bedroom completes this level. Above, bonus space: a spacious additional room offering itself for any number of uses, including a potential third bed! Don't miss this lovely Lansford home!

14. 2023-09-15
    listed $75,000 Active 906-char remark

    Show marketing remark (906 chars)

    Mid-row Lansford home presents with ample space and lovely, unique touches. An awninged, covered front porch offers lovely outdoor space and welcomes you into a spacious open-concept living-dining room with a large picture window at front, overlooking the porch. The home's kitchen offers a functional layout with ample cabinet space. Upstairs you're greeted with a stunning updated bath. You'll find ceramic tile on all sides and above, with custom built-in shelving in the shower which draws ample natural light via the in-shower window! The first bed offers a large closet and cut out opening in the room's ceiling to run with the home's roofline, windows placed to draw natural light into the space. A large, front bedroom completes this level. Above, bonus space: a spacious additional room offering itself for any number of uses, including a potential third bed! Don't miss this lovely Lansford home!

15. 2023-09-15
    listed $75,000 Active

    Show marketing remark (906 chars)

    Mid-row Lansford home presents with ample space and lovely, unique touches. An awninged, covered front porch offers lovely outdoor space and welcomes you into a spacious open-concept living-dining room with a large picture window at front, overlooking the porch. The home's kitchen offers a functional layout with ample cabinet space. Upstairs you're greeted with a stunning updated bath. You'll find ceramic tile on all sides and above, with custom built-in shelving in the shower which draws ample natural light via the in-shower window! The first bed offers a large closet and cut out opening in the room's ceiling to run with the home's roofline, windows placed to draw natural light into the space. A large, front bedroom completes this level. Above, bonus space: a spacious additional room offering itself for any number of uses, including a potential third bed! Don't miss this lovely Lansford home!

16. 1997-11-26
    soldstatus $18,000

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$169/yr (+$14/mo · 12.0%)

ⓘ 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 7 d/yr ≥94°F today · 16 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: $14,433
• − Mortgage interest: −$6,156
• − Property taxes: −$1,399
• − Insurance: −$550
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,197
• Taxable income: $822
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,340/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

-93.9% since first listed

11 events — show timeline

• 2026-04-30 Listed for Rent $1,100 GLVRMLS
• 2026-04-09 Listed $109,900 GLVRMLS
• 2023-10-26 Sold (Public Records) $75,000 Public Records
• 2023-10-20 Listing Removed — GLVRMLS
• 2023-10-20 Sold (MLS) $75,000 BRIGHT MLS
• 2023-10-20 Sold (MLS) $75,000 GLVRMLS
• 2023-09-22 Pending — BRIGHT MLS
• 2023-09-21 Pending — GLVRMLS
• 2023-09-15 Listed $75,000 BRIGHT MLS
• 2023-09-15 Listed $75,000 GLVRMLS
• 1997-11-26 Sold (Public Records) $18,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,399 · +2.4% YoY. Source: county tax records.