720 Lafayette St · Easton, PA 18042

$224,950

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 11 Days on market

Built 1935 2,920 sqft lot Est $341k · 34% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in the highly sought-after College Hill section of Lafayette College! This 2-story colonial offers 3 bedrooms, 1 full bathroom, and the chance to restore a classic home in one of the area’s most desirable locations. The property is in need of full renovation and updating throughout, including a roof replacement, but appears to offer solid bones and tremendous potential for investors, contractors, or buyers looking to customize a home to their own style and needs. A small fenced rear yard provides outdoor space and may offer the possibility for future off-street parking, subject to any required zoning and municipal approvals. Conveniently located near shopping, dinin

Key facts

• Full renovation
• Roof replacement
• Fenced rear yard

Tags

• FULL RENOVATION
• ROOF REPLACEMENT
• FENCED REAR YARD
• FUTURE OFF-STREET PARKING
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water service; Public sewer service
• Home design: Two-story residence; Tile roof; Aluminum and wood siding; About 1,456 above-grade finished area
• Construction: Built with aluminum and wood siding; Tile roof
• Exterior features: Public sewer; Public water

Interior

• Kitchen: Kitchen on the first floor (approx. 8 x 7)
• Bedrooms: Three bedrooms on the second floor (approx. 10 x 11, 10 x 12, 10 x 11)
• Bathrooms: One full bathroom (located on the second floor, approx. 8 x 7)
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Dining area
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-22 ($-263/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (2.6% below list).
• Recommended offer: $219k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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.
• Current owner paid $122k; list at $225k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1935 — 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 $219,142 (2.6% 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.97% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $340,704
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Wilbur St	0.08mi	3/1.5 (-1)	1,408 (-3%)	0mo	$290,000	$206	83
626 Lafayette St	0.07mi	3/1.5 (-1)	1,412 (-3%)	2mo	$404,000	$286	83
728 Coleman St	0.04mi	4/1.0	1,373 (-6%)	11mo	$321,000	$234	80
827 Wilbur St	0.09mi	3/1.5 (-1)	1,408 (-3%)	9mo	$335,000	$238	76
613 Raub St	0.17mi	3/1.5 (-1)	1,586 (+9%)	8mo	$355,000	$224	64
1333 Ridge Trl	0.65mi	3/1.0 (-1)	1,434 (-2%)	4mo	$330,000	$230	59
901 W Fairfield Ave	0.20mi	3/1.5 (-1)	1,524 (+5%)	21mo	$415,000	$272	59
800 W Burke St	0.08mi	3/2.0 (-1)	1,658 (+14%)	13mo	$480,000	$290	53
201 Frost Hollow Rd	0.65mi	3/2.0 (-1)	1,544 (+6%)	8mo	$360,000	$233	44
207 W Monroe St	0.38mi	3/1.0 (-1)	1,614 (+11%)	18mo	$255,000	$158	44

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-33,334
• Equity at exit: $33,541

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-11,580
• Equity at exit: $19,450

Cash invested: $62,986 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$480 /mo · $5,757/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-22

Break-even live

Break-even rent $2,219

Max offer price $221,073

Occupancy floor 96%

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: $56,238
• Closing costs: $6,748
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Hamilton St Unit 2 Easton, PA	4.0	2.0	1050	$2,000	$1.90	3d	1	0.04mi
715 Cattell St Unit 2 Easton, PA	3.0	1.0	1700	$2,000	$1.18	21d	1	0.17mi
513 Cattell St Easton, PA	3.0	1.5	1536	$2,300	$1.50	44d	1	0.23mi
1065 Bushkill Dr Easton, PA	3.0	1.5	1250	$2,500	$2.00	44d	1	0.46mi
909 Jackson St Unit 2 Easton, PA	3.0	1.0	1300	$2,350	$1.81	44d	1	0.86mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	14d	1	0.93mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	3d	1	0.93mi
912 Spring Garden St Easton, PA	4.0	2.0	1534	$2,400	$1.56	44d	1	0.98mi
35 N 9th St Easton, PA	4.0	2.0	1512	$2,250	$1.49	3d	1	1.00mi
43-45 S Main St Unit 3 Phillipsburg, NJ	3.0	2.0	1200	$2,200	$1.83	23d	1	1.02mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	23d	1	1.08mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	44d	1	1.08mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	44d	1	1.10mi
210 Washington St Phillipsburg, NJ	4.0	1.5	1000	$2,300	$2.30	3d	1	1.25mi
122 N 13th St Easton, PA	4.0	3.0	1736	$2,300	$1.32	3d	1	1.25mi
510 Zucksville Rd Easton, PA	3.0	2.0	1452	$2,500	$1.72	23d	1	1.29mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	14d	1	1.36mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	44d	1	1.45mi

Listing history 12 events

1. 2026-06-05
   status $224,950 Pending 11 DOM
2. 2026-06-03
   days on market $224,950 Active 11 DOM
3. 2026-06-02
   days on market $224,950 Active 10 DOM
4. 2026-06-01
   days on market $224,950 Active 9 DOM
5. 2026-05-31
   days on market $224,950 Active 8 DOM
6. 2026-05-31
   days on market $224,950 Active 7 DOM
7. 2026-05-14
   listed $224,950 Active
8. 2002-05-02
   soldstatus $121,500
9. 2002-04-26
   soldstatus $121,500
10. 2002-03-05
    listed $119,000
11. 1993-08-01
    soldstatus $87,900
12. 1982-10-01
    soldstatus $45,000

ⓘ 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: $5,757 · $480/mo
• Projected year-2 tax: $5,757 · $480/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: $26,297
• − Mortgage interest: −$12,601
• − Property taxes: −$5,757
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$6,544
• Taxable loss: −$3,937
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $682/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

+399.9% since first listed

6 events — show timeline

• 2026-05-14 Listed $224,950 GLVRMLS
• 2002-05-02 Sold (Public Records) $121,500 Public Records
• 2002-04-26 Sold (MLS) $121,500 GLVRMLS
• 2002-03-05 Listed $119,000 GLVRMLS
• 1993-08-01 Sold (Public Records) $87,900 Public Records
• 1982-10-01 Sold (Public Records) $45,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $5,757 · +2.3% YoY. Source: county tax records.