432 Fairview St · Coopersburg, PA 18036

$352,000

4 bd · 2.0 ba · 2,497 sqft · SingleFamily public records · 74 Days on market

Built 1890 3,920 sqft lot $141/sqft · 21% below area Est $426k · 17% under

---

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 +13.3/30.0
• Schools +6.1/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You’d be hard-pressed to find a 2,400 square foot home for sale in the Southern Lehigh school district for under $400K, so today’s your lucky day! Nestled near the heart of Coopersburg Borough, this four-bedroom single-family home sits in a prime location on a quiet street, mere blocks from several local eateries and shops including the renowned Coopersburg Diner (The Coop). Located two miles from the high school as well as two universities (Penn State-Lehigh Valley and DeSales), and five minutes from I-78, it’s an easy commute to locales near and far, even as distant as Philadelphia and New York City. The attached garage in the back was recently converted into additional living space, where an oversized glass slider leads to a platform deck overlooking a quiet yard space, ideal for bird watching or soaking up some sun, as well as taking in fantastic views of sunsets over the hills in the fall and winter evenings. The kitchen features updated flooring and new refrigerator, as well as a walk-in pantry and an adjacent laundry room. The living room has an updated propane fireplace and a sitting room with access to the large unfinished basement which contains a brand new hot water heater. The main level also features a large bedroom with a walk-in closet, a bathroom with a tub, and a smaller second bedroom that can also be used for office space. Upstairs you’ll find two large bedrooms and a bathroom with a shower stall, as well as access to the large unfinished attic. This home is priced to sell quickly, and the owner welcomes a fast closing.

Key facts

• Full basement
• Nearby parks
• Local schools

Tags

• FULL BASEMENT
• NEARBY PARKS
• LOCAL SCHOOLS
• FRIENDLY NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $352k.

Deal economics

• At list price, monthly cash flow is $-2 ($-24/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (15.1% below list).
• Recommended offer: $299k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Coopersburg — 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 82/100 on livability (#151 in PA, #1,261 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Southern Lehigh SD (suburban): math 60% / reading 76% proficiency, ranked #25 of 539 in PA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Hopewell El Sch (math 82% / reading 87%, grade A+, #14 of 1,518 statewide, top 2%, 432 students, 10% FRL); Southern Lehigh Intermediate Sch (math 55% / reading 77%, grade A-, #23 of 512 statewide, top 4%, 692 students, 16% FRL); Southern Lehigh Shs (math 77%, 1,056 students, 13% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: 103 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($331k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $89k; list at $352k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $298,833 (15.1% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (median comp): $425,760
• List price: $352,000
• Delta: -17.32%
• 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
432 Fairview St	0.00mi	4/2.0	2,400 (-4%)	0mo	$310,000	$129	93
225 E State St	0.27mi	4/2.5	2,390 (-4%)	11mo	$350,000	$146	69
330 N Liberty St	0.40mi	4/2.0	2,386 (-4%)	11mo	$425,000	$178	65
138 S 9th St	0.59mi	3/2.0 (-1)	2,380 (-5%)	1mo	$439,123	$185	59
162 Ashford Dr	0.65mi	4/1.5	2,642 (+6%)	10mo	$736,680	$279	50
126 Ashford Dr	0.61mi	4/2.5	2,800 (+12%)	1mo	$774,990	$277	48
173 Ashford Dr	0.70mi	4/2.5	2,800 (+12%)	1mo	$1,020,190	$364	44
168 Ashford Dr	0.62mi	4/2.5	2,800 (+12%)	6mo	$735,000	$263	44
167 Ashford Dr	0.69mi	4/2.5	2,800 (+12%)	3mo	$720,514	$257	43
161 Ashford Dr	0.68mi	4/2.5	2,800 (+12%)	8mo	$1,026,835	$367	40
36 Hillside Dr	0.63mi	5/3.0 (+1)	2,868 (+15%)	1mo	$499,000	$174	36
143 Ashford Dr	0.67mi	4/3.5	2,822 (+13%)	12mo	$815,590	$289	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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-57,167
• Equity at exit: $52,484

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-49,938
• Equity at exit: $30,435

Cash invested: $98,560 (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 18036

• Home prices YoY: -26.5%
• Active inventory: 103
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,988 high
• Mortgage (P&I): −$1,846
• Tax from tax record: −$370 /mo · $4,443/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-2

Break-even live

Break-even rent $2,991

Max offer price $351,640

Occupancy floor 95%

Sensitivity live

Price	-10% $197	-5% $98	+0% $-2	+5% $-102	+10% $-201
Rent	-10% $-238	-5% $-120	+0% $-2	+5% $116	+10% $234
Rate	-1.0pp $175	-0.5pp $87	base $-2	+0.5pp $-93	+1.0pp $-186

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: $88,000
• Closing costs: $10,560
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7512 Clayton Ave Coopersburg, PA	3.0	2.5	1800	$2,600	$1.44	20d	1	0.85mi
7620 Clayton Ave Coopersburg, PA	3.0	2.5	2040	$2,650	$1.30	4d	1	0.86mi
7634 Clayton Ave Coopersburg, PA	3.0	2.5	1734	$2,750	$1.59	21d	1	0.89mi
4936 Brookside Ct Coopersburg, PA	3.0	2.5	2656	$2,700	$1.02	46d	1	0.89mi
7666 Clayton Ave Coopersburg, PA	3.0	2.5	1732	$2,550	$1.47	46d	1	0.94mi
4144 Bunker Hill Dr S Coopersburg, PA	3.0	2.5	2117	$2,750	$1.30	25d	1	1.08mi
5993 Valley Forge Dr Coopersburg, PA	3.0	2.5	1730	$2,300	$1.33	16d	1	1.15mi

Listing history 8 events

1. 2026-04-29
   price $352,000 1588-char remark

   Show marketing remark (1588 chars)

   You’d be hard-pressed to find a 2,400 square foot home for sale in the Southern Lehigh school district for under $400K, so today’s your lucky day! Nestled near the heart of Coopersburg Borough, this four-bedroom single-family home sits in a prime location on a quiet street, mere blocks from several local eateries and shops including the renowned Coopersburg Diner (The Coop). Located two miles from the high school as well as two universities (Penn State-Lehigh Valley and DeSales), and five minutes from I-78, it’s an easy commute to locales near and far, even as distant as Philadelphia and New York City. The attached garage in the back was recently converted into additional living space, where an oversized glass slider leads to a platform deck overlooking a quiet yard space, ideal for bird watching or soaking up some sun, as well as taking in fantastic views of sunsets over the hills in the fall and winter evenings. The kitchen features updated flooring and new refrigerator, as well as a walk-in pantry and an adjacent laundry room. The living room has an updated propane fireplace and a sitting room with access to the large unfinished basement which contains a brand new hot water heater. The main level also features a large bedroom with a walk-in closet, a bathroom with a tub, and a smaller second bedroom that can also be used for office space. Upstairs you’ll find two large bedrooms and a bathroom with a shower stall, as well as access to the large unfinished attic. This home is priced to sell quickly, and the owner welcomes a fast closing.

2. 2026-04-07
   price $359,000 1588-char remark

   Show marketing remark (1588 chars)

   You’d be hard-pressed to find a 2,400 square foot home for sale in the Southern Lehigh school district for under $400K, so today’s your lucky day! Nestled near the heart of Coopersburg Borough, this four-bedroom single-family home sits in a prime location on a quiet street, mere blocks from several local eateries and shops including the renowned Coopersburg Diner (The Coop). Located two miles from the high school as well as two universities (Penn State-Lehigh Valley and DeSales), and five minutes from I-78, it’s an easy commute to locales near and far, even as distant as Philadelphia and New York City. The attached garage in the back was recently converted into additional living space, where an oversized glass slider leads to a platform deck overlooking a quiet yard space, ideal for bird watching or soaking up some sun, as well as taking in fantastic views of sunsets over the hills in the fall and winter evenings. The kitchen features updated flooring and new refrigerator, as well as a walk-in pantry and an adjacent laundry room. The living room has an updated propane fireplace and a sitting room with access to the large unfinished basement which contains a brand new hot water heater. The main level also features a large bedroom with a walk-in closet, a bathroom with a tub, and a smaller second bedroom that can also be used for office space. Upstairs you’ll find two large bedrooms and a bathroom with a shower stall, as well as access to the large unfinished attic. This home is priced to sell quickly, and the owner welcomes a fast closing.

3. 2026-03-15
   listed $369,000 Active 1588-char remark

   Show marketing remark (1588 chars)

   You’d be hard-pressed to find a 2,400 square foot home for sale in the Southern Lehigh school district for under $400K, so today’s your lucky day! Nestled near the heart of Coopersburg Borough, this four-bedroom single-family home sits in a prime location on a quiet street, mere blocks from several local eateries and shops including the renowned Coopersburg Diner (The Coop). Located two miles from the high school as well as two universities (Penn State-Lehigh Valley and DeSales), and five minutes from I-78, it’s an easy commute to locales near and far, even as distant as Philadelphia and New York City. The attached garage in the back was recently converted into additional living space, where an oversized glass slider leads to a platform deck overlooking a quiet yard space, ideal for bird watching or soaking up some sun, as well as taking in fantastic views of sunsets over the hills in the fall and winter evenings. The kitchen features updated flooring and new refrigerator, as well as a walk-in pantry and an adjacent laundry room. The living room has an updated propane fireplace and a sitting room with access to the large unfinished basement which contains a brand new hot water heater. The main level also features a large bedroom with a walk-in closet, a bathroom with a tub, and a smaller second bedroom that can also be used for office space. Upstairs you’ll find two large bedrooms and a bathroom with a shower stall, as well as access to the large unfinished attic. This home is priced to sell quickly, and the owner welcomes a fast closing.

4. 1998-06-02
   soldstatus $89,000
5. 1998-05-27
   soldstatus $89,000 352-char remark

   Show marketing remark (352 chars)

   Totaly Redone - New Electrical, Plumbing, Bath, Kit & Carpet! Open Concept. Lr/Kit, Oak Custom Kit W/ Pantry/Laundry. Ceramic Tile Ba W/ Jacuzzi Tub, Radiant Floor Heat & Custom Oak Cab. Lb Master Br W/ Nook, Mud Rm. Oversized 1.5 Gar. Super Location. Tree Lined St Close To Shopping & Highways. Washer /Dryer Can Stay, Also 2Nd Frig.

6. 1998-04-01
   historical 352-char remark

   Show marketing remark (352 chars)

   Totaly Redone - New Electrical, Plumbing, Bath, Kit & Carpet! Open Concept. Lr/Kit, Oak Custom Kit W/ Pantry/Laundry. Ceramic Tile Ba W/ Jacuzzi Tub, Radiant Floor Heat & Custom Oak Cab. Lb Master Br W/ Nook, Mud Rm. Oversized 1.5 Gar. Super Location. Tree Lined St Close To Shopping & Highways. Washer /Dryer Can Stay, Also 2Nd Frig.

7. 1998-03-26
   listed $89,000 352-char remark

   Show marketing remark (352 chars)

   Totaly Redone - New Electrical, Plumbing, Bath, Kit & Carpet! Open Concept. Lr/Kit, Oak Custom Kit W/ Pantry/Laundry. Ceramic Tile Ba W/ Jacuzzi Tub, Radiant Floor Heat & Custom Oak Cab. Lb Master Br W/ Nook, Mud Rm. Oversized 1.5 Gar. Super Location. Tree Lined St Close To Shopping & Highways. Washer /Dryer Can Stay, Also 2Nd Frig.

8. 1989-08-15
   soldstatus $80,000

ⓘ 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: $4,443 · $370/mo
• Projected year-2 tax: $5,002 · $417/mo
• Expected delta: +$559/yr (+$47/mo · 12.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,860
• − Mortgage interest: −$19,717
• − Property taxes: −$4,443
• − Insurance: −$1,760
• − Repairs & maintenance: −$2,869
• − Management: −$2,869
• − Depreciation: −$10,240
• Taxable loss: −$6,038
• Est. tax savings @ 24.0%: +$1,449
• After-tax cash flow: $1,425/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: Southern Lehigh SD
• NCES district ID: 4222350
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $82,600
• Composite: 60.76/100
• National rank: #823
• State rank: #25 of 539 in PA

Livability — Coopersburg

• Score: 82/100
• State rank: #151
• US rank: #1261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coopersburg, PA
• County: Lehigh County · 333,019 people
• City population: 15,581
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 15,581
• Household income: $129,123
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 154.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Polish 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -99.91%
• Current HPI: 276.798
• 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

+340.0% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $352,000 BRIGHT MLS
• 2026-04-07 Price Changed $359,000 BRIGHT MLS
• 2026-03-15 Listed $369,000 BRIGHT MLS
• 1998-06-02 Sold (Public Records) $89,000 Public Records
• 1998-05-27 Sold (MLS) $89,000 BRIGHT MLS
• 1998-04-01 Listing Removed — BRIGHT MLS
• 1998-03-26 Listed $89,000 BRIGHT MLS
• 1989-08-15 Sold (Public Records) $80,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $4,443 · +1.7% YoY. Source: county tax records.