5055 Memorial Rd · Heidelberg, PA 18078

$542,900

7 bd · 2.5 ba · 3,513 sqft · MultiFamily public records · 27 Days on market

Built 1885 1.54 ac lot $155/sqft · 10% above area Est $494k · 10% over

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Why this score? — see what drove the C 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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• Schools +4.6/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

Fantastic Old world style farm home (circa 1885) with a modern flair with over 3500 sq ft of living space on over 1.5 acres. This wonderful home has 6 large bedrooms with 2 ensuites and 3.5 bathrooms, a fantastic kitchen with modern cabinetry, granite countertops, and stainless steel appliances. Additionally, this home has been freshly painted throughout, has new carpeting, newer replacement windows, a dual heating system with both an oil boiler and a new electric heat pump as well as a brand new central A/C system. This farm home sits on over 1.5 acres and the lot includes a large shed/poolhouse. a large inground pool, and a full court basketball court. This home is a MUST SEE!!!!!!

Key facts

• In-ground pool
• Large family room
• Updated kitchen

Tags

• IN-GROUND POOL
• UPDATED KITCHEN
• LARGE FAMILY ROOM
• STONE FIREPLACE
• BREAKFAST BAR
• 1.5-ACRE LOT

Property features AI

Exterior

• Parking: Attached garage with 4 spaces; Off-street parking; Parking pad
• Utilities: Electric with circuit breakers; Well water; Septic tank
• Home design: 2-story home; Brick, vinyl siding and aluminum siding exterior; Shingle (asphalt/fiberglass) roof; Property has a view; Corner lot, flat
• Construction: Built: Unknown
• Exterior features: Fenced yard; Porch; In-ground pool; Shed(s); Workshop

Interior

• Kitchen: Electric oven; Electric range; Kitchen island; Eat-in kitchen
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Luxury vinyl / luxury vinyl plank; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Heat pump; Oil heating; Fireplace(s) for supplemental heat; Central air; Ceiling fans
• Interior features: Attic; Dining area; Eat-in kitchen; Kitchen island; Family room on main level; Game room; Storage; Traditional floorplan; Walk-in closet(s); Full basement with exterior entry
• Laundry & utility: Washer hookup; Dryer hookup; Main level laundry

What this means for you Summary

Snapshot

• This is a 7-bed/2.5-bath multifamily listed at $543k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $543k).
• Recommended offer: $535k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#158 in PA, #1,307 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, commute F.
• Northwestern Lehigh SD (rural): math 42% / reading 60% proficiency, ranked #128 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 83 active listings in the ZIP; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $4k of loan paydown is wiped out by about $10k 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 (-1.9% appreciation + 3.0% rent growth), your $152k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($535k) is reasonable based on typical stale-listing flexibility.
• 15 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 $460k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $534,756 (1.5% below list)

Questions for the listing agent

1. Built in 1885 — 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 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: 1.08% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (median comp): $493,828
• List price: $542,900
• Delta: 9.94%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $8,274
• Equity at exit: $108,766

10-year hold

• IRR: 9.1%
• Equity multiple: 1.79×
• Total profit: $120,794
• Equity at exit: $96,142

Cash invested: $152,012 (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 18078

• Home prices YoY: -0.7%
• Active inventory: 83
• Price-to-rent: 23.2×

Monthly cashflow live

• Estimated rent: $5,848 medium
• Mortgage (P&I): −$2,847
• Tax from tax record: −$445 /mo · $5,343/yr
• Insurance: −$226
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,228
• Net cashflow: $1,101

Break-even live

Break-even rent $4,454

Max offer price $542,900

Occupancy floor 76%

Sensitivity live

Price	-10% $1,409	-5% $1,255	+0% $1,101	+5% $948	+10% $794
Rent	-10% $639	-5% $870	+0% $1,101	+5% $1,332	+10% $1,563
Rate	-1.0pp $1,375	-0.5pp $1,240	base $1,101	+0.5pp $961	+1.0pp $818

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,847
Total (3 units)			$5,848

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: $135,725
• Closing costs: $16,287
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-05-16
   price $542,900 1313-char remark
2. 2026-05-01
   listed $549,900 Active 1313-char remark
3. 2024-06-24
   soldstatus $460,000
4. 2024-06-21
   soldstatus $460,000 Sold

   Show marketing remark (692 chars)

   Fantastic Old world style farm home (circa 1885) with a modern flair with over 3500 sq ft of living space on over 1.5 acres. This wonderful home has 6 large bedrooms with 2 ensuites and 3.5 bathrooms, a fantastic kitchen with modern cabinetry, granite countertops, and stainless steel appliances. Additionally, this home has been freshly painted throughout, has new carpeting, newer replacement windows, a dual heating system with both an oil boiler and a new electric heat pump as well as a brand new central A/C system. This farm home sits on over 1.5 acres and the lot includes a large shed/poolhouse. a large inground pool, and a full court basketball court. This home is a MUST SEE!!!!!!

5. 2024-05-14
   status Pending

   Show marketing remark (692 chars)

   Fantastic Old world style farm home (circa 1885) with a modern flair with over 3500 sq ft of living space on over 1.5 acres. This wonderful home has 6 large bedrooms with 2 ensuites and 3.5 bathrooms, a fantastic kitchen with modern cabinetry, granite countertops, and stainless steel appliances. Additionally, this home has been freshly painted throughout, has new carpeting, newer replacement windows, a dual heating system with both an oil boiler and a new electric heat pump as well as a brand new central A/C system. This farm home sits on over 1.5 acres and the lot includes a large shed/poolhouse. a large inground pool, and a full court basketball court. This home is a MUST SEE!!!!!!

6. 2024-05-10
   listed $525,000 Active

   Show marketing remark (692 chars)

   Fantastic Old world style farm home (circa 1885) with a modern flair with over 3500 sq ft of living space on over 1.5 acres. This wonderful home has 6 large bedrooms with 2 ensuites and 3.5 bathrooms, a fantastic kitchen with modern cabinetry, granite countertops, and stainless steel appliances. Additionally, this home has been freshly painted throughout, has new carpeting, newer replacement windows, a dual heating system with both an oil boiler and a new electric heat pump as well as a brand new central A/C system. This farm home sits on over 1.5 acres and the lot includes a large shed/poolhouse. a large inground pool, and a full court basketball court. This home is a MUST SEE!!!!!!

7. 2009-12-30
   historical
8. 2009-10-09
   listed $275,000
9. 2009-10-06
   historical
10. 2009-10-06
    historical
11. 2009-09-22
    listed $294,950
12. 2009-07-22
    listed $294,950
13. 2009-06-10
    historical
14. 2009-06-10
    historical
15. 2009-04-10
    historical
16. 2009-03-03
    listed $305,000
17. 2009-03-03
    historical
18. 2009-03-03
    listed $305,000
19. 2009-03-03
    historical
20. 2009-02-24
    listed $325,000
21. 2009-02-07
    historical
22. 2008-08-28
    listed $325,000
23. 2008-05-27
    listed $325,000
24. 2008-05-23
    listed $325,000
25. 2008-05-23
    listed $325,000
26. 2008-03-01
    historical
27. 2008-03-01
    historical
28. 2007-10-05
    listed $399,000
29. 2007-10-05
    historical
30. 2007-10-05
    listed $399,000
31. 2007-09-28
    listed $399,000

ⓘ 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: $5,343 · $445/mo
• Projected year-2 tax: $6,960 · $580/mo
• Expected delta: +$1,618/yr (+$135/mo · 30.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,176
• − Mortgage interest: −$30,411
• − Property taxes: −$5,343
• − Insurance: −$2,714
• − Repairs & maintenance: −$5,614
• − Management: −$5,614
• − Depreciation: −$15,793
• Taxable income: $4,687
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $12,093/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: Northwestern Lehigh SD
• NCES district ID: 4217850
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 60% ▼ -15.00%
• Median HH income: $76,852
• Composite: 46.11/100
• National rank: #2508
• State rank: #128 of 539 in PA

Livability — Heidelberg

• Score: 81/100
• State rank: #158
• US rank: #1307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,571

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 6% Subsaharan African 3% Polish 3%
• Foreign-born: 4% · South Korea, Canada, China
• Languages at home: 93% English-only · Spanish 4%

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: ▼ -1.87%
• Current HPI: 286.8748
• 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

+36.1% since first listed

32 events — show timeline

• 2026-05-29 Pending — GLVRMLS
• 2026-05-16 Price Changed $542,900 GLVRMLS
• 2026-05-01 Listed $549,900 GLVRMLS
• 2024-06-24 Sold (Public Records) $460,000 Public Records
• 2024-06-21 Sold (MLS) $460,000 GLVRMLS
• 2024-05-14 Pending — GLVRMLS
• 2024-05-10 Listed $525,000 GLVRMLS
• 2009-12-30 Listing Removed — GLVRMLS
• 2009-10-09 Listed $275,000 GLVRMLS
• 2009-10-06 Listing Removed — BRIGHT MLS
• 2009-10-06 Listing Removed — GLVRMLS
• 2009-09-22 Listed $294,950 BRIGHT MLS
• 2009-07-22 Listed $294,950 GLVRMLS
• 2009-06-10 Listing Removed — GLVRMLS
• 2009-06-10 Listing Removed — GLVRMLS
• 2009-04-10 Listing Removed — BRIGHT MLS
• 2009-03-03 Listing Removed — GLVRMLS
• 2009-03-03 Listed $305,000 GLVRMLS
• 2009-03-03 Listing Removed — GLVRMLS
• 2009-03-03 Listed $305,000 GLVRMLS
• 2009-02-24 Listed $325,000 BRIGHT MLS
• 2009-02-07 Listing Removed — BRIGHT MLS
• 2008-08-28 Listed $325,000 PMAR
• 2008-05-27 Listed $325,000 BRIGHT MLS
• 2008-05-23 Listed $325,000 GLVRMLS
• 2008-05-23 Listed $325,000 GLVRMLS
• 2008-03-01 Listing Removed — GLVRMLS
• 2008-03-01 Listing Removed — GLVRMLS
• 2007-10-05 Listed $399,000 GLVRMLS
• 2007-10-05 Listing Removed — GLVRMLS
• 2007-10-05 Listed $399,000 GLVRMLS
• 2007-09-28 Listed $399,000 GLVRMLS

Property tax history

+2.3%/yr

Latest (2026): $5,343 · +3.3% YoY. Source: county tax records.