2879 Cemetery St · Slatington, PA 18080

$79,900

3 bd · 1.0 ba · 1,828 sqft · SingleFamily public records · 6 Days on market

Built 1875 0.30 ac lot $44/sqft · 70% below area ↓ 51% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy colonial is truly a must see! The first floor boasts a large living room, dining room, and an exceptionally large kitchen complete with brand new vintage style appliances, gorgeous wood floors, and a tremendous amount of storage space. The large storage closet off the kitchen could be used as a coat closet, pantry, or easily transitioned into a half bath. Upstairs you will find a completely refinished master bedroom, 2 additional bedrooms, a full bathroom, and a balcony perfect for sitting on a warm summer evening. The unfinished attic provides an abundance of storage space. The recent upgrades include: New furnace and central air unit installed in June '16, 2 new propane tanks (both full), laminate flooring in the dining room and master bedroom, and a new shower liner. Also included is a brand new generator which is wired into the main electrical panel and a free 1 year home warranty. HIGHLY MOTIVATED SELLER! All reasonable offers will be considered!

Key facts

• 0.3 acre lot
• Built 1875
• Listed 6 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank
• Home design: Two-story residence; 1,828 sq. ft. above grade finished area
• Construction: Full basement
• Exterior features: Approximately 0.30-acre lot (public records); Lot zoned MDR

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the second floor (each approx. 10' x 10')
• Bathrooms: One full bathroom (second floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dining area; Separate/formal dining room; Eat-in kitchen; Full basement
• Laundry & utility: Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 16.5% vs local median 4.3% in Slatington — 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.

Location & tenants

• Location reads 72/100 on livability (#600 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• 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.
• Market conditions: 66 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $552 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.26% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.52%
• DSCR: 2.62
• GRM: 3.7

CMA / ARV

• ARV (median comp): $262,746
• List price: $79,900
• Delta: -69.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7355 Pa Route 873	0.13mi	3/1.0	1,730 (-5%)	14mo	$314,900	$182	73
7320 Hillcrest Ln	0.27mi	3/2.0	1,918 (+5%)	11mo	$340,000	$177	66
615 W Franklin St	0.47mi	3/2.0	1,915 (+5%)	12mo	$275,000	$144	56
2986 Cemetery St	0.28mi	3/2.0	1,656 (-9%)	19mo	$459,000	$277	52
119 E Washington St	0.51mi	3/1.0	1,560 (-15%)	2mo	$180,000	$115	51
1202 Main St	0.33mi	4/2.0 (+1)	1,972 (+8%)	16mo	$238,400	$121	50
7218 Kingstead Dr	0.57mi	3/2.5	1,739 (-5%)	14mo	$355,000	$204	48
7243 Kingstead Dr	0.57mi	4/2.5 (+1)	1,764 (-4%)	13mo	$357,500	$203	46
426 E Franklin St	0.62mi	3/1.5	1,635 (-11%)	10mo	$335,000	$205	43
7226 Kingstead Dr	0.57mi	3/1.5	1,589 (-13%)	17mo	$360,000	$227	35
265 S Walnut St	0.66mi	3/2.5	1,586 (-13%)	9mo	$395,000	$249	34
312 E Washington St	0.54mi	4/1.5 (+1)	2,075 (+14%)	17mo	$260,000	$125	31

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: 32.4%
• Equity multiple: 2.37×
• Total profit: $30,555
• Equity at exit: $11,913

10-year hold

• IRR: 39.5%
• Equity multiple: 4.71×
• Total profit: $83,024
• Equity at exit: $6,908

Cash invested: $22,372 (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 18080

• Home prices YoY: -4.5%
• Active inventory: 66
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$290 /mo · $3,484/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $681

Break-even live

Break-even rent $940

Max offer price $79,900

Occupancy floor 57%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 W Church St Slatington, PA	3.0	1.0	1889	$1,950	$1.03	3d	1	0.61mi
139 Main St Apt 1 Slatington, PA	2.0	1.0	1450	$1,450	$1.00	3d	1	0.85mi
208 Chestnut St Slatington, PA	3.0	1.5	1300	$2,100	$1.62	14d	1	0.91mi
639 Washington St Walnutport, PA	3.0	1.5	1388	$1,895	$1.37	14d	1	0.97mi

Listing history 7 events

1. 2026-05-12
   status Pending 531-char remark
2. 2026-05-06
   listed $79,900 Active 531-char remark
3. 2016-10-07
   soldstatus $150,000
4. 2016-10-06
   soldstatus $150,000 Sold 975-char remark

   Show marketing remark (975 chars)

   This cozy colonial is truly a must see! The first floor boasts a large living room, dining room, and an exceptionally large kitchen complete with brand new vintage style appliances, gorgeous wood floors, and a tremendous amount of storage space. The large storage closet off the kitchen could be used as a coat closet, pantry, or easily transitioned into a half bath. Upstairs you will find a completely refinished master bedroom, 2 additional bedrooms, a full bathroom, and a balcony perfect for sitting on a warm summer evening. The unfinished attic provides an abundance of storage space. The recent upgrades include: New furnace and central air unit installed in June '16, 2 new propane tanks (both full), laminate flooring in the dining room and master bedroom, and a new shower liner. Also included is a brand new generator which is wired into the main electrical panel and a free 1 year home warranty. HIGHLY MOTIVATED SELLER! All reasonable offers will be considered!

5. 2016-08-09
   status Pending 975-char remark

   Show marketing remark (975 chars)

   This cozy colonial is truly a must see! The first floor boasts a large living room, dining room, and an exceptionally large kitchen complete with brand new vintage style appliances, gorgeous wood floors, and a tremendous amount of storage space. The large storage closet off the kitchen could be used as a coat closet, pantry, or easily transitioned into a half bath. Upstairs you will find a completely refinished master bedroom, 2 additional bedrooms, a full bathroom, and a balcony perfect for sitting on a warm summer evening. The unfinished attic provides an abundance of storage space. The recent upgrades include: New furnace and central air unit installed in June '16, 2 new propane tanks (both full), laminate flooring in the dining room and master bedroom, and a new shower liner. Also included is a brand new generator which is wired into the main electrical panel and a free 1 year home warranty. HIGHLY MOTIVATED SELLER! All reasonable offers will be considered!

6. 2016-07-21
   price $149,900 975-char remark

   Show marketing remark (975 chars)

   This cozy colonial is truly a must see! The first floor boasts a large living room, dining room, and an exceptionally large kitchen complete with brand new vintage style appliances, gorgeous wood floors, and a tremendous amount of storage space. The large storage closet off the kitchen could be used as a coat closet, pantry, or easily transitioned into a half bath. Upstairs you will find a completely refinished master bedroom, 2 additional bedrooms, a full bathroom, and a balcony perfect for sitting on a warm summer evening. The unfinished attic provides an abundance of storage space. The recent upgrades include: New furnace and central air unit installed in June '16, 2 new propane tanks (both full), laminate flooring in the dining room and master bedroom, and a new shower liner. Also included is a brand new generator which is wired into the main electrical panel and a free 1 year home warranty. HIGHLY MOTIVATED SELLER! All reasonable offers will be considered!

7. 2016-07-06
   listed $163,000 Active 975-char remark

   Show marketing remark (975 chars)

   This cozy colonial is truly a must see! The first floor boasts a large living room, dining room, and an exceptionally large kitchen complete with brand new vintage style appliances, gorgeous wood floors, and a tremendous amount of storage space. The large storage closet off the kitchen could be used as a coat closet, pantry, or easily transitioned into a half bath. Upstairs you will find a completely refinished master bedroom, 2 additional bedrooms, a full bathroom, and a balcony perfect for sitting on a warm summer evening. The unfinished attic provides an abundance of storage space. The recent upgrades include: New furnace and central air unit installed in June '16, 2 new propane tanks (both full), laminate flooring in the dining room and master bedroom, and a new shower liner. Also included is a brand new generator which is wired into the main electrical panel and a free 1 year home warranty. HIGHLY MOTIVATED SELLER! All reasonable offers will be considered!

ⓘ 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: $3,484 · $290/mo
• Projected year-2 tax: $3,484 · $290/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 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $21,621
• − Mortgage interest: −$4,476
• − Property taxes: −$3,484
• − Insurance: −$400
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$2,324
• Taxable income: $7,478
• Est. tax owed @ 24.0%: −$1,795
• After-tax cash flow: $6,374/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: Northern Lehigh SD
• NCES district ID: 4217670
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $55,733
• Composite: 31.22/100
• National rank: #6035
• State rank: #398 of 539 in PA

Livability — Slatington

• Score: 72/100
• State rank: #600
• US rank: #5743

Category grades

Amenities F 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

• County: Lehigh County · 333,019 people
• City population: 11,226
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 11,226
• Household income: $74,522
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 111.0

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: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Polish 7% Subsaharan African 4% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -13.90%
• Current HPI: 295.1228
• 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

-51.0% since first listed

7 events — show timeline

• 2026-05-12 Pending — GLVRMLS
• 2026-05-06 Listed $79,900 GLVRMLS
• 2016-10-07 Sold (Public Records) $150,000 Public Records
• 2016-10-06 Sold (MLS) $150,000 GLVRMLS
• 2016-08-09 Pending — GLVRMLS
• 2016-07-21 Price Changed $149,900 GLVRMLS
• 2016-07-06 Listed $163,000 GLVRMLS

Property tax history

+1.8%/yr

Latest (2026): $3,484 · +2.8% YoY. Source: county tax records.