21 Madison Ln · Fullerton, PA 18052

$279,900

3 bd · 1.5 ba · 1,220 sqft · Townhouse public records · 4 Days on market

Built 1977 2,101 sqft lot $229/sqft · 22% above area Est $286k · at est.

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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 +12.6/30.0
• ARV discount +8.4/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS DUE BY 8 PM ON SATURDAY, MAY 9TH. Located in a desirable Whitehall neighborhood just minutes from Whitehall High School, this beautifully updated home offers 1,523 sq ft of finished living space with 3 bedrooms and 1.5 bathrooms. The first floor features a spacious living room, dining room, kitchen, and half bath, all with brand new LVP flooring throughout. The kitchen has been fully remodeled with white shaker cabinets, quartz countertops, a tile backsplash, and stainless steel appliances. Just off the kitchen is a door leading to the backyard, complete with a patio perfect for entertaining and a large storage shed. Upstairs, you’ll f

Key facts

• Flexible space
• Finished basement
• Updated home

Tags

• UPDATED HOME
• FULLY REMODELED KITCHEN
• PATIO PERFECT FOR ENTERTAINING
• LARGE STORAGE SHED
• FINISHED BASEMENT
• FLEXIBLE SPACE

Property features AI

Finance

• Other: Lot information recorded from public records
• Financial info: Financial details not included (taxes and assessed values omitted per instructions)
• HOA & community: No HOA information listed

Exterior

• Parking: Parking lot
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric service for heating and water heater
• Home design: Two-story property; R-5 zoning
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass roof; Below-grade finished area (303); Above-grade finished area (1,220)
• Exterior features: Public sewer; Public water

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedrooms not detailed
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (electric); Wall cooling units
• Interior features: Dining area; Separate/formal dining room; Partially finished basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-35 ($-425/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (16.9% below list).
• Recommended offer: $233k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#227 in PA, #1,976 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: 111 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• This rent runs 37% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Risks & watch-outs

• 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 $232,535 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (median comp): $285,809
• List price: $279,900
• Delta: -2.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Madison Ln	0.04mi	3/1.5	1,180 (-3%)	22mo	$225,000	$191	74
13 Eisenhower Cir	0.26mi	3/1.5	1,360 (+12%)	13mo	$284,900	$209	58
1590 Alta Dr Unit D8	0.75mi	2/2.0 (-1)	1,115 (-9%)	1mo	$182,000	$163	43
1590 Alta Dr Unit D15	0.75mi	2/2.0 (-1)	1,115 (-9%)	5mo	$189,500	$170	40
1590 D 17 Alta Dr	0.75mi	2/2.0 (-1)	1,115 (-9%)	17mo	$170,000	$152	29

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-47,614
• Equity at exit: $41,734

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-44,377
• Equity at exit: $24,201

Cash invested: $78,372 (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 18052

• Active inventory: 111
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$288 /mo · $3,456/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-35

Break-even live

Break-even rent $2,370

Max offer price $273,645

Occupancy floor 97%

Sensitivity live

Price	-10% $123	-5% $44	+0% $-35	+5% $-115	+10% $-194
Rent	-10% $-219	-5% $-127	+0% $-35	+5% $56	+10% $148
Rate	-1.0pp $106	-0.5pp $36	base $-35	+0.5pp $-108	+1.0pp $-182

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1399 Presidential Dr Whitehall, PA	3.0	2.5	1440	$2,500	$1.74	25d	1	0.25mi
900 Mickley Rd Whitehall, PA	3.0	1.0–2.0	1102	$2,500	$2.27	4d	12	0.43mi
1988 Presidential Dr Whitehall, PA	1.0–2.0	1.0–2.5	1230	$2,501	$2.03	4d	11	0.56mi
1229 Pericles Pl Whitehall, PA	1.0–3.0	1.0–2.0	1574	$2,750	$1.75	4d	7	0.99mi
3 Maryland Cir Whitehall, PA	2.0	2.0	1280	$1,810	$1.41	16d	1	1.20mi
1 Maryland Cir Whitehall, PA	1.0–3.0	1.0–2.0	960	$2,349	$2.45	4d	5	1.21mi
1239 Washington St Whitehall, PA	2.0	1.0	1013	$1,375	$1.36	45d	1	1.48mi
1664 Whitehall Ave Allentown, PA	3.0	1.5	1320	$2,400	$1.82	16d	1	1.48mi

Listing history 4 events

1. 2026-05-10
   status Pending 1553-char remark
2. 2026-05-06
   listed $279,900 Active 1553-char remark
3. 2017-10-23
   soldstatus $90,000
4. 1977-10-31
   soldstatus $31,470

ⓘ 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: $3,456 · $288/mo
• Projected year-2 tax: $3,939 · $328/mo
• Expected delta: +$483/yr (+$40/mo · 14.0%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,904
• − Mortgage interest: −$15,679
• − Property taxes: −$3,456
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$8,143
• Taxable loss: −$5,237
• Est. tax savings @ 24.0%: +$1,257
• After-tax cash flow: $832/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 — Fullerton

• Score: 80/100
• State rank: #227
• US rank: #1976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fullerton, PA
• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 29,451
• Household income: $75,665
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 1172.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 23% Two or more races 15% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 11% Dominican 7%
• Common ancestry: Romanian 3% Polish 3% Danish 2%
• Foreign-born: 16% · Canada, Jamaica, Vietnam
• Languages at home: 75% English-only · Spanish 13% Arabic 7% 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: ▼ -298.83%
• Current HPI: 290.0115
• 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

+853.3% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) $300,000 GLVRMLS
• 2026-05-10 Pending — GLVRMLS
• 2026-05-06 Listed $279,900 GLVRMLS
• 2017-10-23 Sold (Public Records) $90,000 Public Records
• 1977-10-31 Sold (Public Records) $31,470 Public Records

Property tax history

+3.2%/yr

Latest (2026): $3,456 · +6.5% YoY. Source: county tax records.