6307 Nisbet Ct #1

Washington, PA 18080

$50,000B-

3 bd · 1.5 ba · 924 sqft · Built 1978 · Land · Active · 36 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,691/mo
• Mortgage (P&I): −$262
• Tax + insurance: −$40
• HOA: −$0
• Vac / Maint / Mgmt: −$355
• Net cashflow: $1,033/mo
• Annual: $12,400/yr
• Cap rate: 31.09%
• Cash-on-cash: 88.57%
• DSCR: 4.94
• 1% rule: 3.38%
• Cash to close: $14,000

Investor read

• This is a 3-bed/1.5-bath land listed at $50k.
• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Location reads 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Northern Lehigh SD (suburban): math 24% / reading 47% proficiency, ranked #398 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Slatington El Sch (math 26% / reading 50%, grade F, #990 of 1,518 statewide, top 66%, 483 students, 100% FRL); Northern Lehigh Ms (math 17% / reading 42%, grade F, #385 of 512 statewide, top 76%, 224 students, 100% FRL); Northern Lehigh Shs (math 70% / reading 24%, grade D-, #167 of 437 statewide, top 39%, 487 students, 68% FRL) — zoned schools average 89% FRL vs 34% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• Cap rate 31.1% vs local median 2.8% in Washington — 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.

Questions for listing agent

• It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.