169 Main St · Glendon, PA 18042

$169,900

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 18 Days on market

Built 1900 4,200 sqft lot $191/sqft · 31% below area Est $247k · 31% under ↓ 17% since listing

---

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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Colonial Style End Unit Home * * * * Desirable Wilson Area School District * * First Floor Features A Large Eat In Kitchen With Granite Counters / Upgraded Floors, Spacious Living Room, Laundry Room, and Large Full Bathroom. Second Floor Features Two Bedrooms that offer new carpet and newer upgraded flooring. The spacious rear yard offers a concrete patio / concrete walkway to the 2 car parking pad.

Key facts

• Large eat in kitchen
• Laundry room
• Granite counters

Tags

• WILSON AREA SCHOOL DISTRICT
• LARGE EAT IN KITCHEN
• GRANITE COUNTERS
• SPACIOUS LIVING ROOM
• LAUNDRY ROOM
• LARGE FULL BATHROOM

Property features AI

Exterior

• Parking: Off-street parking; Parking pad
• Utilities: 100-amp electric service with circuit breakers; Public water; Public sewer
• Home design: Single-story exterior appearance; Wood siding
• Construction: Asphalt/fiberglass roof; Wood siding construction; Full basement
• Exterior features: Waterfront lot

Interior

• Kitchen: Electric oven
• Bedrooms: Second-level bedrooms (2): one about 10 x 9, another about 14 x 10
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom (first level)
• Heating & cooling: Forced-air heating (gas)
• Interior features: Eat-in kitchen; Kitchen island
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $168k (1.2% below list).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#512 in PA, #4,688 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A, housing A-; Watch: schools F, amenities F, commute F.
• Wilson Area SD (suburban): math 28% / reading 52% proficiency, ranked #338 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 185 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,351 (1.5% 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 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?
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: 0.99% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (median comp): $246,552
• List price: $169,900
• Delta: -31.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Lehigh Dr	0.36mi	2/2.0	864 (-3%)	18mo	$300,000	$347	60
2312 4th St	0.62mi	2/1.0	960 (+8%)	0mo	$274,900	$286	57
2218 2nd St	0.48mi	3/1.0 (+1)	1,008 (+14%)	1mo	$325,000	$322	49
2497 Lincoln Ave	0.66mi	2/1.0	960 (+8%)	15mo	$220,000	$229	44
2604 Burrows St	0.73mi	3/1.0 (+1)	1,008 (+14%)	10mo	$280,000	$278	30

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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-13,425
• Equity at exit: $25,333

10-year hold

• IRR: 4.4%
• Equity multiple: 1.35×
• Total profit: $16,474
• Equity at exit: $14,690

Cash invested: $47,572 (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 18042

• Rents YoY: 4.9%
• Active inventory: 185
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$891
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $169

Break-even live

Break-even rent $1,465

Max offer price $169,900

Occupancy floor 85%

Sensitivity live

Price	-10% $265	-5% $217	+0% $169	+5% $121	+10% $73
Rent	-10% $36	-5% $102	+0% $169	+5% $235	+10% $301
Rate	-1.0pp $254	-0.5pp $212	base $169	+0.5pp $125	+1.0pp $80

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Woodmont Cir Easton, PA	1.0–2.0	1.0–2.0	978	$2,450	$2.51	3d	11	0.78mi
1115 Keane St Unit 1 Easton, PA	1.0	1.0	554	$1,400	$2.53	44d	1	0.80mi
2321 Sycamore St Unit 2 Easton, PA	1.0	1.0	630	$1,300	$2.06	3d	1	0.93mi
817 Ridge St Easton, PA	2.0	1.0	1014	$1,900	$1.87	44d	1	1.00mi
94 Jonathan Dr Easton, PA	2.0	1.0	1045	$2,200	$2.11	3d	1	1.15mi
2250 Butler St Unit 06 Easton, PA	2.0	1.0	1000	$1,700	$1.70	19d	1	1.16mi
457 W Lincoln St Easton, PA	1.0–2.0	1.0–2.0	837	$1,932	$2.31	3d	6	1.17mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	24d	2	1.21mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	3d	2	1.21mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	24d	1	1.21mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	3d	1	1.30mi
1401 Washington St Fl Rear Easton, PA	1.0	1.0	600	$1,050	$1.75	19d	1	1.31mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	15d	1	1.32mi
613 Oakwood St Easton, PA	2.0	1.0	1025	$1,898	$1.85	3d	1	1.35mi
1304 Lehigh St Unit 1 Easton, PA	2.0	1.0	733	$1,295	$1.77	3d	1	1.37mi
1224 Lehigh St Unit 2 Easton, PA	1.0	1.0	750	$1,250	$1.67	44d	1	1.40mi
135 S 13th St Unit 1 Easton, PA	1.0	1.0	800	$1,325	$1.66	44d	1	1.42mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	15d	1	1.43mi
203 S 11th St Unit 1st floor Easton, PA	2.0	1.0	900	$1,450	$1.61	44d	1	1.45mi
1911 Ferry St Easton, PA	1.0	1.0	718	$1,350	$1.88	15d	1	1.46mi
932 Washington St Easton, PA	2.0	1.0	765	$1,600	$2.09	44d	1	1.46mi

Listing history 3 events

1. 2026-05-15
   status Pending 416-char remark
2. 2026-05-11
   price $169,900 416-char remark
3. 2026-04-27
   listed $179,900 Active 416-char remark

ⓘ 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: $2,348 · $196/mo
• Projected year-2 tax: $2,516 · $210/mo
• Expected delta: +$168/yr (+$14/mo · 7.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,145
• − Mortgage interest: −$9,517
• − Property taxes: −$2,348
• − Insurance: −$850
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$4,943
• Taxable loss: −$735
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $2,202/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: Wilson Area SD
• NCES district ID: 4226550
• Math proficiency: 28% ▼ -29.00%
• Reading proficiency: 52% ▼ -21.00%
• Median HH income: $58,534
• Composite: 35.22/100
• National rank: #4984
• State rank: #338 of 539 in PA

Livability — Glendon

• Score: 74/100
• State rank: #512
• US rank: #4688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendon, PA
• County: Northampton County · 236,814 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 45,532
• Household income: $77,556
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1590.0

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 3% Polish 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -460.52%
• Current HPI: 254.8776
• Rent YoY: ▲ 4.94%
• 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

-16.6% since first listed

4 events — show timeline

• 2026-06-10 Sold (MLS) $150,000 GLVRMLS
• 2026-05-15 Pending — GLVRMLS
• 2026-05-11 Price Changed $169,900 GLVRMLS
• 2026-04-27 Listed $179,900 GLVRMLS

Property tax history

+1.0%/yr

Latest (2026): $2,348 · +2.6% YoY. Source: county tax records.