118 N Front St · Coplay, PA 18037

$225,900

3 bd · 1.5 ba · 1,260 sqft · Townhouse public records · 4 Days on market

Built 1900 8,160 sqft lot Est $252k · 10% under

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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 +15.6/30.0
• ARV discount +12.2/15.0
• 1% rule +4.9/10.0
• DSCR +4.8/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Oversized corner lot * 3 bedrooms * Formal living and dining room * Eat-in kitchen * 1 full bath (2nd fl), 1/2 bath (1st fl) and full bath (LL) * Screened in sun porch * Shed which was a summer kitchen * Garage * Full basement with outside entrance * Full attic * Front porch * Patio * Fenced yard * All window treatments remain * Washer, dryer, refrigerator, range/stove, microwave, ceiling fans, wall & window ac units and garage door opener all remain * Mature landscaping *

Key facts

• Garage
• Built 1900
• Listed 4 days

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Driveway; 1 garage space
• Security: Smoke detector(s)
• Utilities: 200+ amp electrical service; Public water; Public sewer
• Home design: Two-story property; R-2 zoning
• Construction: Built with asbestos siding materials; Asphalt/fiberglass roof
• Exterior features: Porch; Outdoor summer kitchen; Outdoor screen porch; Corner lot; Flat lot; Not in subdivision

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Second-level bedroom (10 x 9); Second-level bedroom (12 x 10); Second-level bedroom (14 x 12)
• Flooring: Carpet; Laminate; Resilient; Vinyl
• Bathrooms: One full bathroom (second level); One half bathroom (first level)
• Heating & cooling: Oil heating; Attic fan; Ceiling fans; Wall/window cooling units
• Interior features: Attic; Dining area; Separate/formal dining room; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Laundry located on lower level; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $226k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (1.4% below list).
• Recommended offer: $223k (1.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#152 in PA, #1,271 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute F.
• Whitehall-Coplay SD (suburban): math 28% / reading 50% proficiency, ranked #356 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George D Steckel El Sch (math 37% / reading 52%, grade F, #815 of 1,518 statewide, top 56%, 565 students, 100% FRL); Whitehall-Coplay Ms (math 14% / reading 49%, grade F, #367 of 512 statewide, top 73%, 982 students, 100% FRL); Whitehall Hs (math 57% / reading 15%, grade F, #300 of 437 statewide, top 70%, 1,459 students, 85% FRL) — zoned schools average 95% FRL vs 38% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago; this cycle's ask is 100300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; list at $226k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,690 (1.4% below list)

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 B-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?
4. 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?
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: 0.99% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $252,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1284 Main St	0.37mi	3/1.0	1,276 (+1%)	9mo	$233,900	$183	71
1309 Newport Ave	0.32mi	3/1.0	1,200 (-5%)	8mo	$240,000	$200	69
127 Stark St	0.61mi	3/2.0	1,274 (+1%)	5mo	$250,000	$196	63
826 Lincoln Ave	0.45mi	3/1.5	1,342 (+6%)	8mo	$250,000	$186	61
150 W 16th St	0.53mi	3/2.0	1,212 (-4%)	7mo	$250,000	$206	61
1510 Washington Ave	0.61mi	3/1.5	1,218 (-3%)	7mo	$238,800	$196	60
426 E 12th St	0.70mi	3/1.5	1,159 (-8%)	2mo	$315,000	$272	52
1112 Lincoln Ave	0.51mi	3/1.5	1,433 (+14%)	3mo	$305,000	$213	51
1666 Railroad St	0.67mi	3/1.0	1,324 (+5%)	9mo	$120,000	$91	51
3300 Quarry St Unit B4	0.69mi	3/2.0	1,403 (+11%)	6mo	$210,000	$150	42
1645 Canal St	0.60mi	2/1.5 (-1)	1,080 (-14%)	4mo	$240,000	$222	40
1529 Dewey Ave	0.68mi	3/1.0	1,100 (-13%)	8mo	$228,000	$207	39

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-30,555
• Equity at exit: $33,682

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-18,544
• Equity at exit: $19,532

Cash invested: $63,252 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,185
• Tax from tax record: −$387 /mo · $4,644/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $93

Break-even live

Break-even rent $2,109

Max offer price $225,900

Occupancy floor 91%

Sensitivity live

Price	-10% $221	-5% $157	+0% $93	+5% $30	+10% $-34
Rent	-10% $-82	-5% $6	+0% $93	+5% $181	+10% $269
Rate	-1.0pp $207	-0.5pp $151	base $93	+0.5pp $35	+1.0pp $-25

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: $56,475
• Closing costs: $6,777
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	46d	1	0.38mi
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	21d	1	0.38mi
160 William St Northampton, PA	3.0	2.0	1600	$2,690	$1.68	4d	1	0.66mi
3124 N 2nd St Whitehall, PA	2.0	1.0	1139	$1,750	$1.54	4d	1	0.85mi
1916 Washington Ave Northampton, PA	4.0	1.5	1856	$2,400	$1.29	45d	1	1.04mi
3325 Carbon St Whitehall, PA	1.0–2.0	1.0–1.5	850	$1,844	$2.17	4d	4	1.06mi
1108 3rd St Catasauqua, PA	3.0	2.0	1400	$1,795	$1.28	4d	1	1.35mi

Listing history 4 events

1. 2026-06-08
   status $225,900 Pending 4 DOM
2. 2026-06-07
   days on market $225,900 Active 4 DOM
3. 2026-06-03
   remarks 693-char remark
4. 2026-06-03
   listed $225,900 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: $4,644 · $387/mo
• Projected year-2 tax: $4,644 · $387/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,723
• − Mortgage interest: −$12,654
• − Property taxes: −$4,644
• − Insurance: −$1,130
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$6,572
• Taxable loss: −$2,552
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $1,734/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: Whitehall-Coplay SD
• NCES district ID: 4226250
• Math proficiency: 28% ▼ -17.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $54,716
• Composite: 34.03/100
• National rank: #5309
• State rank: #356 of 539 in PA

Livability — Coplay

• Score: 82/100
• State rank: #152
• US rank: #1271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coplay, PA
• 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

+244.9% since first listed

9 events — show timeline

• 2026-06-03 Relisted — GLVRMLS
• 2026-05-29 Price Changed $225,900 GLVRMLS
• 2026-05-16 Listed $225 GLVRMLS
• 2016-01-29 Sold (Public Records) $114,900 Public Records
• 2016-01-28 Sold (MLS) $114,900 GLVRMLS
• 2015-12-04 Pending — GLVRMLS
• 2015-11-09 Price Changed $114,900 GLVRMLS
• 2015-10-29 Listed $124,900 GLVRMLS
• 1998-08-05 Sold (Public Records) $65,500 Public Records

Property tax history

+3.9%/yr

Latest (2026): $4,644 · +3.6% YoY. Source: county tax records.