544 Moorestown Dr · Chapman, PA 18014

$199,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 5 Days on market

Built 1950 0.26 ac lot $250/sqft · 25% below area Est $265k · 25% under

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Why this score? — see what drove the D 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 +9.3/30.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * MULTIPLE OFFERS RECEIVED. ALL HIGHEST AND BEST OFFERS DUE BY SUNDAY 5/17/26 @5PM * * 2-bedroom ranch home now available in Moore Township. Enter into the living room featuring wall-to-wall carpeting and a wall A/C unit. The living room flows into the eat-in kitchen with hardwood flooring, gas cooktop, electric oven, and refrigerator included. Just off the kitchen is a rear deck overlooking the property — a great spot to sit outside and enjoy the setting. The home offers two bedrooms, with one located toward the front of the home and the second positioned toward the rear. A full bathroom is situated between the kitchen and rear bedroom. The large unfinished basement provides lau

Key facts

• Living room
• Eat-in kitchen
• Rear deck

Tags

• LIVING ROOM
• EAT-IN KITCHEN
• REAR DECK
• LARGE UNFINISHED BASEMENT
• BUILT-IN ONE-CAR GARAGE
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway; Off-street parking; Built-in garage
• Utilities: Well water; Septic tank
• Home design: Single-story; Above-grade finished area: 800 (listed)
• Construction: Aluminum siding; Asphalt/fiberglass roof; Year built: Unknown; Full basement foundation
• Exterior features: Deck; Lot about 0.26 acres; Zoned Sr-Suburban Residential

Interior

• Kitchen: Electric oven; Gas cooktop; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heat; Wall unit cooling
• Interior features: Dining area; Eat-in kitchen; Full basement
• Laundry & utility: Washer hookup; Dryer hookup; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (25.5% below list).
• Recommended offer: $149k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 1.4% in Chapman — 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 66/100 on livability (#1,053 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, commute F.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Moore El Sch (math 64% / reading 74%, grade A-, #151 of 1,518 statewide, top 12%, 354 students, 30% FRL); Northampton Area Ms (math 24% / reading 46%, grade F, #322 of 512 statewide, top 64%, 1,256 students, 42% FRL); Northampton Area Hs (math 60% / reading 24%, grade F, #230 of 437 statewide, top 53%, 1,862 students, 31% FRL).
• Market conditions: 62 active listings in the ZIP; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $200k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,998 (25.5% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

• ARV (median comp): $264,905
• List price: $199,900
• Delta: -24.54%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-41,615
• Equity at exit: $29,806

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-48,153
• Equity at exit: $17,284

Cash invested: $55,972 (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 18014

• Active inventory: 62
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-145

Break-even live

Break-even rent $1,673

Max offer price $174,359

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-88	+0% $-145	+5% $-201	+10% $-258
Rent	-10% $-262	-5% $-203	+0% $-145	+5% $-86	+10% $-27
Rate	-1.0pp $-44	-0.5pp $-94	base $-145	+0.5pp $-196	+1.0pp $-249

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending 1052-char remark
2. 2026-05-13
   listed $199,900 Active 1052-char remark
3. 1980-09-01
   soldstatus $20,000

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,720 · $227/mo
• Expected delta: +$439/yr (+$37/mo · 19.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $17,880
• − Mortgage interest: −$11,198
• − Property taxes: −$2,281
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$5,815
• Taxable loss: −$5,274
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $-469/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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Chapman

• Score: 66/100
• State rank: #1053
• US rank: #11836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,474

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: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Danish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -145.54%
• Current HPI: 212.4688
• Rent YoY: —
• Metro: —
• 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

+899.5% since first listed

3 events — show timeline

• 2026-05-18 Pending — GLVRMLS
• 2026-05-13 Listed $199,900 GLVRMLS
• 1980-09-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $2,281 · +3.0% YoY. Source: county tax records.