320 S 11th St · Easton, PA 18042

$195,000

4 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 164 Days on market

Built 1900 1,275 sqft lot $141/sqft · 18% below area Est $236k · 18% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Single-Unit Investment Opportunity This 4-bedroom, 1-bath single-unit property offers an excellent turnkey investment opportunity, currently rented and producing immediate income. The functional layout and multiple bedrooms support strong rental demand and consistent occupancy. Ideally located near major commuter routes including Routes 22, 33, and 78, the property provides convenient access to surrounding employment centers, a thriving downtown Easton, making it especially appealing to long-term tenants. Its location and bedroom count combine to support reliable cash flow and long-term value. A solid addition to any investment portfolio, this property delivers income from day one with potential for future appreciation in a well-connected area. Can be combined with mls#: 769986 for a package deal.

Key facts

• Reliable cash flow
• Multiple bedrooms
• Convenient access

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• FUNCTIONAL LAYOUT
• MULTIPLE BEDROOMS
• CONVENIENT ACCESS
• THRIVING DOWNTOWN EASTON
• RELIABLE CASH FLOW

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.2% in Easton — 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 84/100 on livability (#92 in PA, #667 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-.
• Easton Area SD (suburban): math 31% / reading 44% proficiency, ranked #364 of 539 in PA (top 68%) — 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 32% of the median local income ($78k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $195k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (median comp): $236,452
• List price: $195,000
• Delta: -17.53%
• 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
129 S 13th St	0.27mi	4/1.0	1,488 (+8%)	5mo	$240,000	$161	71
204 N 9th St	0.49mi	3/1.0 (-1)	1,450 (+5%)	2mo	$267,000	$184	62
541 Wilkes Barre St	0.51mi	3/1.5 (-1)	1,401 (+1%)	8mo	$220,000	$157	61
1524 Bushkill St	0.67mi	4/1.0	1,450 (+5%)	4mo	$306,000	$211	57
1133 Spring Garden St	0.46mi	3/1.5 (-1)	1,486 (+8%)	4mo	$220,000	$148	56
722 Wolf Ave	0.28mi	3/2.0 (-1)	1,540 (+11%)	4mo	$230,000	$149	56
737 W Lincoln St	0.61mi	3/1.5 (-1)	1,336 (-3%)	7mo	$212,000	$159	53
138 S 17th St	0.60mi	3/1.5 (-1)	1,442 (+4%)	7mo	$287,500	$199	52
245 W Nesquehoning St	0.72mi	3/1.0 (-1)	1,328 (-4%)	9mo	$120,000	$90	48
804 Lincoln St	0.63mi	3/1.0 (-1)	1,192 (-14%)	2mo	$192,500	$161	41
103 N Oak St	0.54mi	3/1.5 (-1)	1,196 (-14%)	6mo	$185,925	$155	40
249 Nesquehoning St	0.71mi	3/1.0 (-1)	1,236 (-11%)	9mo	$120,000	$97	37

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-11,965
• Equity at exit: $29,075

10-year hold

• IRR: 6.1%
• Equity multiple: 1.50×
• Total profit: $27,123
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$268 /mo · $3,217/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $244

Break-even live

Break-even rent $1,737

Max offer price $195,000

Occupancy floor 83%

Sensitivity live

Price	-10% $354	-5% $299	+0% $244	+5% $188	+10% $133
Rent	-10% $82	-5% $163	+0% $244	+5% $324	+10% $405
Rate	-1.0pp $342	-0.5pp $293	base $244	+0.5pp $193	+1.0pp $142

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	45d	1	0.03mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	15d	1	0.06mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	4d	1	0.17mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	24d	1	0.34mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	45d	1	0.34mi
35 N 9th St Easton, PA	4.0	2.0	1512	$2,250	$1.49	4d	1	0.42mi
912 Spring Garden St Easton, PA	4.0	2.0	1534	$2,400	$1.56	45d	1	0.46mi
122 N 13th St Easton, PA	4.0	3.0	1736	$2,300	$1.32	4d	1	0.47mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	15d	1	0.50mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	4d	1	0.50mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	45d	1	0.51mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	24d	1	0.53mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	4d	1	0.58mi
909 Jackson St Unit 2 Easton, PA	3.0	1.0	1300	$2,350	$1.81	45d	1	0.62mi
276 W Saint Joseph St Easton, PA	3.0	1.5	1315	$1,700	$1.29	45d	1	0.65mi
804 Reynolds St Easton, PA	5.0	1.0	1260	$2,200	$1.75	24d	1	0.77mi
303 W Lincoln St Easton, PA	3.0	1.0	1796	$2,175	$1.21	45d	1	0.80mi
322 Saint John St Easton, PA	3.0	1.5	1583	$1,895	$1.20	45d	1	0.81mi
2001 Ferry St Easton, PA	3.0	1.0	1440	$2,200	$1.53	45d	1	0.92mi
1065 Bushkill Dr Easton, PA	3.0	1.5	1250	$2,500	$2.00	45d	1	1.04mi
2248 Birch St Easton, PA	3.0	1.5	1425	$1,850	$1.30	45d	1	1.04mi
2125 Northampton St Easton, PA	3.0	1.0	1440	$2,000	$1.39	15d	1	1.09mi
312 Lehigh Dr Easton, PA	3.0	1.5	1664	$3,250	$1.95	4d	1	1.11mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	15d	1	1.14mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	4d	1	1.14mi
2246 2nd St Easton, PA	3.0	1.5	1449	$2,150	$1.48	4d	1	1.15mi
2306 3rd St Easton, PA	3.0	1.0	1240	$2,000	$1.61	15d	1	1.17mi
2434 Birch St Easton, PA	3.0	1.0	1294	$1,900	$1.47	4d	1	1.19mi
43-45 S Main St Unit 3 Phillipsburg, NJ	3.0	2.0	1200	$2,200	$1.83	24d	1	1.22mi
2474 Lincoln Ave Easton, PA	3.0	1.0	1500	$1,800	$1.20	45d	1	1.34mi
700 Hamilton St Unit 2 Easton, PA	4.0	2.0	1050	$2,000	$1.90	4d	1	1.40mi
210 Washington St Phillipsburg, NJ	4.0	1.5	1000	$2,300	$2.30	4d	1	1.46mi
513 Cattell St Easton, PA	3.0	1.5	1536	$2,300	$1.50	45d	1	1.47mi
199 Cedar Park Blvd Easton, PA	1.0–3.0	1.0–4.0	1410	$3,077	$2.18	0d	9	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $195,000 Active 164 DOM
2. 2026-06-17
   days on market $195,000 Active 163 DOM
3. 2026-06-16
   days on market $195,000 Active 162 DOM
4. 2026-06-15
   days on market $195,000 Active 161 DOM
5. 2026-06-14
   days on market $195,000 Active 159 DOM
6. 2026-06-13
   days on market $195,000 Active 158 DOM
7. 2026-06-10
   days on market $195,000 Active 156 DOM
8. 2026-06-09
   days on market $195,000 Active 155 DOM
9. 2026-06-08
   days on market $195,000 Active 154 DOM
10. 2026-06-07
    days on market $195,000 Active 153 DOM
11. 2026-06-05
    days on market $195,000 Active 150 DOM
12. 2026-06-03
    days on market $195,000 Active 149 DOM
13. 2026-06-02
    days on market $195,000 Active 148 DOM
14. 2026-06-01
    days on market $195,000 Active 147 DOM
15. 2026-05-31
    days on market $195,000 Active 146 DOM
16. 2026-05-31
    days on market $195,000 Active 145 DOM
17. 2026-04-22
    price $210,000 819-char remark

    Show marketing remark (819 chars)

    Turnkey Single-Unit Investment Opportunity This 4-bedroom, 1-bath single-unit property offers an excellent turnkey investment opportunity, currently rented and producing immediate income. The functional layout and multiple bedrooms support strong rental demand and consistent occupancy. Ideally located near major commuter routes including Routes 22, 33, and 78, the property provides convenient access to surrounding employment centers, a thriving downtown Easton, making it especially appealing to long-term tenants. Its location and bedroom count combine to support reliable cash flow and long-term value. A solid addition to any investment portfolio, this property delivers income from day one with potential for future appreciation in a well-connected area. Can be combined with mls#: 769986 for a package deal.

18. 2026-01-03
    listed $225,000 Active 819-char remark

    Show marketing remark (819 chars)

    Turnkey Single-Unit Investment Opportunity This 4-bedroom, 1-bath single-unit property offers an excellent turnkey investment opportunity, currently rented and producing immediate income. The functional layout and multiple bedrooms support strong rental demand and consistent occupancy. Ideally located near major commuter routes including Routes 22, 33, and 78, the property provides convenient access to surrounding employment centers, a thriving downtown Easton, making it especially appealing to long-term tenants. Its location and bedroom count combine to support reliable cash flow and long-term value. A solid addition to any investment portfolio, this property delivers income from day one with potential for future appreciation in a well-connected area. Can be combined with mls#: 769986 for a package deal.

19. 2012-05-15
    historical
20. 2011-11-15
    listed $87,900
21. 2009-11-20
    soldstatus $100,000
22. 2009-09-26
    historical
23. 2009-09-26
    historical
24. 2009-07-25
    listed $84,500
25. 2009-07-25
    listed $84,500
26. 2009-01-14
    soldstatus $85,000
27. 2001-01-01
    historical
28. 2000-07-03
    listed $33,900

ⓘ 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: $3,217 · $268/mo
• Projected year-2 tax: $3,217 · $268/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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $24,540
• − Mortgage interest: −$10,923
• − Property taxes: −$3,217
• − Insurance: −$975
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$5,673
• Taxable loss: −$174
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,966/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: Easton Area SD
• NCES district ID: 4208850
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $61,390
• Composite: 33.46/100
• National rank: #5457
• State rank: #364 of 539 in PA

Livability — Easton

• Score: 84/100
• State rank: #92
• US rank: #667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, PA
• County: Northampton County · 236,814 people
• City population: 75,961
• 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

+519.5% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $210,000 GLVRMLS
• 2026-01-03 Listed $225,000 GLVRMLS
• 2012-05-15 Listing Removed — GLVRMLS
• 2011-11-15 Listed $87,900 GLVRMLS
• 2009-11-20 Sold (Public Records) $100,000 Public Records
• 2009-09-26 Listing Removed — GLVRMLS
• 2009-09-26 Listing Removed — GLVRMLS
• 2009-07-25 Listed $84,500 GLVRMLS
• 2009-07-25 Listed $84,500 GLVRMLS
• 2009-01-14 Sold (Public Records) $85,000 Public Records
• 2001-01-01 Listing Removed — GLVRMLS
• 2000-07-03 Listed $33,900 GLVRMLS

Property tax history

+1.3%/yr

Latest (2026): $3,217 · +2.3% YoY. Source: county tax records.