4 Andrewsville St · Lansford, PA 18232

$89,900

2 bd · 1.0 ba · 1,048 sqft · Townhouse public records · 25 Days on market

Built 1882 1,350 sqft lot $86/sqft · at area comps Est $87k · at est.

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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 +27.0/30.0
• Appreciation +9.6/10.0
• DSCR +9.4/10.0
• 1% rule +7.6/10.0
• ARV discount +6.1/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Charming Lansford Twin offering comfort and value! This 2 bedroom, 1 bath home features a spacious kitchen with dishwasher, perfect for everyday living and entertaining. Enjoy additional attic storage for convenience, plus a covered porch ideal for relaxing. The property includes a yard and a 1 car detached garage for added storage or parking. Efficient oil heat with a boiler that's only 2 years old provides peace of mind. Tenants would love to stay making this a great opportunity for investors!

Key facts

• Covered porch
• Spacious kitchen
• Attic storage

Tags

• SPACIOUS KITCHEN
• ATTIC STORAGE
• COVERED PORCH
• DETACHED GARAGE
• EFFICIENT OIL HEAT

Property features AI

Finance

• Other: One unit total (single-unit property); Assessed value and taxes were provided but excluded per instructions
• Financial info: Operating expenses: $12,474; Maintenance expense: $1,300; Professional management expense: $825; Insurance expense: $1,412; Other expenses: $1,860; Unit 4 actual rent: $1,100
• HOA & community: No HOA details provided

Exterior

• Parking: Detached garage; On-street parking available; Off-street parking available; Total listed parking spaces: 1
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: 2-story building; Zoned R
• Construction: Vinyl siding exterior
• Exterior features: Public sewer; Public water

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Unit 4: 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Radiator(s)
• Interior features: Radiator heating
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#605 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D, schools F, commute F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• This rent runs 30% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($622 loan paydown + $8k appreciation (9.1% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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: built in 1882 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1882 — 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: 1.26% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 6.6

CMA / ARV

• ARV (median comp): $87,234
• List price: $89,900
• Delta: 3.06%
• 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
4 Andrewsville St	0.00mi	2/1.0	1,048 (0%)	0mo	$80,000	$76	100
83 Andrewsville St	0.10mi	2/1.0	1,000 (-5%)	21mo	$50,000	$50	71
85 Andrewsville St	0.10mi	3/1.0 (+1)	1,112 (+6%)	20mo	$85,000	$76	63
630 E Bertsch St	0.63mi	2/1.0	1,120 (+7%)	10mo	$25,000	$22	51
622 E Front St	0.61mi	2/1.5	1,136 (+8%)	12mo	$74,900	$66	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 3.37×
• Total profit: $59,685
• Equity at exit: $75,265

10-year hold

• IRR: 27.6%
• Equity multiple: 7.44×
• Total profit: $162,041
• Equity at exit: $156,584

Cash invested: $25,172 (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 18232

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$471
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $252

Break-even live

Break-even rent $814

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $303	-5% $278	+0% $252	+5% $227	+10% $201
Rent	-10% $163	-5% $208	+0% $252	+5% $297	+10% $342
Rate	-1.0pp $298	-0.5pp $275	base $252	+0.5pp $229	+1.0pp $205

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Leisenring St Lansford, PA	3.0	1.0	1422	$1,100	$0.77	44d	1	0.69mi
546 E Kline Ave Lansford, PA	3.0	1.0	1000	$900	$0.90	3d	1	0.70mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,200	$1.28	3d	1	0.85mi
214 N Oak St Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	3d	1	0.85mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	44d	1	0.85mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	20d	1	0.85mi
323 E Bertsch St Unit A-1 Lansford, PA	2.0	1.0	1250	$1,450	$1.16	44d	1	0.90mi
242 E Holland St Summit Hill, PA	2.0	1.0	806	$1,100	$1.36	3d	1	0.94mi
233 E Ridge St Lansford, PA	2.0	1.0	850	$900	$1.06	15d	1	1.02mi
201 E Kline Ave Apt 3 Lansford, PA	2.0	1.0	850	$800	$0.94	3d	1	1.08mi
4 Spring Garden St Apt 2 Lansford, PA	2.0	1.0	850	$875	$1.03	15d	1	1.16mi
149 W Ridge St Unit 2b Lansford, PA	2.0	1.0	875	$1,325	$1.51	24d	1	1.44mi
149 W Ridge St Unit 1A Lansford, PA	2.0	1.0	930	$1,350	$1.45	24d	1	1.44mi
149 W Ridge St Unit 2A Lansford, PA	1.0	1.0	900	$1,225	$1.36	20d	1	1.44mi

Listing history 8 events

1. 2026-05-18
   status Pending 500-char remark
2. 2026-04-23
   listed $89,900 Active 500-char remark
3. 2022-04-18
   historical
4. 2021-05-25
   soldstatus $57,000
5. 2021-03-03
   soldstatus $45,000
6. 2020-06-23
   soldstatus $26,000
7. 2014-07-03
   listed $49,900
8. 2009-04-30
   soldstatus $40,000

ⓘ 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: $1,614 · $134/mo
• Projected year-2 tax: $1,614 · $134/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $13,606
• − Mortgage interest: −$5,036
• − Property taxes: −$1,614
• − Insurance: −$450
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,615
• Taxable income: $1,715
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,617/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Lansford

• Score: 72/100
• State rank: #605
• US rank: #5834

Category grades

Amenities D 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

• Census place: Lansford, PA
• County: Carbon County · 13,404 people
• City population: 4,156
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 4,156
• Household income: $44,713
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 123.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Black 11% Two or more races 11% Native American 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Polish 2% Iranian 2%
• Foreign-born: 7% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.12%
• Current HPI: 262.3396
• 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

+100.0% since first listed

9 events — show timeline

• 2026-06-15 Sold (MLS) $80,000 GLVRMLS
• 2026-05-18 Pending — GLVRMLS
• 2026-04-23 Listed $89,900 GLVRMLS
• 2022-04-18 Listing Removed — GLVRMLS
• 2021-05-25 Sold (Public Records) $57,000 Public Records
• 2021-03-03 Sold (Public Records) $45,000 Public Records
• 2020-06-23 Sold (Public Records) $26,000 Public Records
• 2014-07-03 Listed $49,900 GLVRMLS
• 2009-04-30 Sold (Public Records) $40,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,614 · +2.4% YoY. Source: county tax records.