8840 Max Way · Breinigsville, PA 18031

$82,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 26 Days on market

Built 1990 Fair condition Est $93k · 11% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

If you've been looking for single floor living, be sure to schedule your private showing for this wonderfully maintained and updated 3 BR, 2 BA home in Green Acres. Some recent updates include new floors in LR/DR/KIT, new appliances, new toilet and shower in bathroom, new furnace, new hot water heater, new roof, new chimney and new gutters, new steps on front and back porches, new patio doors and blinds, new ceiling fan, new storm door, front door and new locks throughout home. Additional features include a covered deck, patio, fenced yard, carport and parking off street for up to 6 cars. Lot rent is $1066.04/month and includes water, sewer, trash, use of community park, pool and clubhouse. With easy access to restaurants, shopping and several major thoroughfares, this Parkland SD home won't last long.

Key facts

• Covered front porch
• Fenced back yard
• Laundry room

Tags

• CENTRAL AIR
• HUGE KITCHEN
• LAUNDRY ROOM
• SCREENED IN BACK PORCH
• COVERED FRONT PORCH
• FENCED BACK YARD

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: 1-car garage; Carport; Driveway; Off-street parking
• Security: Smoke detector(s)
• Utilities: Cable available; Circuit breaker electric; Community/Coop water; Community/Coop sewer
• Home design: Single-story; Vinyl siding; Asphalt / fiberglass roof; Entry level: 1; Zoned R5 (medium high density residential)
• Construction: Vinyl siding construction; Asphalt and fiberglass roof; Year built: unknown
• Exterior features: Covered patio; Deck; Fence / yard fenced; Porch; Patio; Shed(s); Propane tank (owned); Backs to common grounds; Flat lot; Public paved road frontage; Mobile home on property

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Laminate; Resilient flooring; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Central air; Ceiling fan(s)
• Interior features: Dining area; Eat-in kitchen; Handicap accessible; Kitchen island; Mud room; Utility room; Storm door(s); Sunroom / Three-season room
• Laundry & utility: Washer hookup; Dryer hookup; Main level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.3% vs local median 2.9% in Breinigsville — 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 63/100 on livability (#1,251 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Parkland SD (suburban): math 59% / reading 70% proficiency, ranked #40 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 124 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 (-0.7%/yr); year-one equity from $567 of loan paydown is wiped out by about $589 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.
• At projected returns (-0.7% appreciation + 1.9% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $70k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 3.09% ✓
• Cap rate: 27.28%
• Cash-on-cash: 74.97%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $92,512
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8703 Evergreen Cir	0.19mi	3/2.0	1,568 (0%)	11mo	$50,000	$32	82
8829 Max Way	0.09mi	3/2.0	1,568 (0%)	17mo	$71,000	$45	82
8932 Breinig Run Cir	0.32mi	4/2.0 (+1)	1,568 (0%)	7mo	$93,000	$59	74
8737 Breinig Run Cir	0.46mi	3/2.0	1,448 (-8%)	12mo	$74,900	$52	56
924 Mosser Rd	0.56mi	4/2.0 (+1)	1,624 (+4%)	18mo	$325,000	$200	47
1219 Brandt Dr	0.70mi	3/2.0	1,704 (+9%)	7mo	$350,000	$205	47
9062 Breinigsville Rd	0.72mi	4/2.0 (+1)	1,465 (-7%)	21mo	$397,000	$271	33

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

Projected returns pro-forma

-0.72% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 71.8%
• Equity multiple: 4.46×
• Total profit: $79,358
• Equity at exit: $20,909

10-year hold

• IRR: 73.8%
• Equity multiple: 8.77×
• Total profit: $178,456
• Equity at exit: $22,921

Cash invested: $22,960 (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 18031

• Home prices YoY: -0.3%
• Rents YoY: 1.9%
• Active inventory: 124
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,533 high
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $1,368

Break-even live

Break-even rent $801

Max offer price $82,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,425	-5% $1,396	+0% $1,368	+5% $1,340	+10% $1,311
Rent	-10% $1,168	-5% $1,268	+0% $1,368	+5% $1,468	+10% $1,568
Rate	-1.0pp $1,409	-0.5pp $1,389	base $1,368	+0.5pp $1,347	+1.0pp $1,325

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
937 King Way Breinigsville, PA	3.0	2.5	2070	$2,650	$1.28	45d	1	0.64mi
1140 Tudor Dr Breinigsville, PA	3.0	2.5	1670	$2,500	$1.50	24d	1	0.71mi
8938 Breinigsville Rd Breinigsville, PA	3.0	1.5	1547	$2,250	$1.45	4d	1	0.83mi
1145 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	4d	1	0.85mi
1208 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,450	$1.63	45d	1	0.86mi
1175 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	45d	1	0.89mi
1177 Susan Cir Breinigsville, PA	3.0	2.5	1500	$2,500	$1.67	45d	1	0.90mi
1273 Martin Rd Breinigsville, PA	3.0	2.5	1500	$2,550	$1.70	45d	1	0.92mi
8348 Fair Way Breinigsville, PA	3.0	2.5	1520	$2,750	$1.81	24d	1	0.96mi
8328 Fair Way Breinigsville, PA	3.0	2.5	1500	$2,600	$1.73	24d	1	0.97mi
9751 Newtown Rd Unit B Breinigsville, PA	2.0	1.0	1288	$2,300	$1.79	4d	1	1.06mi
8704 Mayfair Ct Breinigsville, PA	3.0	2.5	2011	$2,700	$1.34	4d	1	1.06mi
8536 Mayfair Ct Breinigsville, PA	3.0	2.5	2017	$2,795	$1.39	4d	1	1.10mi
1055 Cetronia Rd Breinigsville, PA	1.0–2.0	1.0–2.0	1094	$2,355	$2.15	4d	8	1.13mi
8395 Saylor Ct Breinigsville, PA	3.0	1.5	1056	$2,100	$1.99	15d	1	1.20mi
1447 Artisan Ct Breinigsville, PA	2.0	1.5	1056	$2,150	$2.04	15d	1	1.21mi
1132 Sparrow Way Breinigsville, PA	3.0	2.5	1622	$2,500	$1.54	45d	1	1.32mi
1073 Sparrow Way Breinigsville, PA	3.0	2.5	2050	$2,525	$1.23	4d	1	1.40mi
1585 Pinewind Dr Alburtis, PA	3.0	2.5	1618	$2,490	$1.54	45d	1	1.48mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $82,000 Pending 26 DOM
2. 2026-06-10
   days on market $82,000 Active 24 DOM
3. 2026-06-09
   days on market $82,000 Active 23 DOM
4. 2026-06-08
   days on market $82,000 Active 22 DOM
5. 2026-06-07
   days on market $82,000 Active 21 DOM
6. 2026-06-03
   days on market $82,000 Active 17 DOM
7. 2026-06-02
   days on market $82,000 Active 16 DOM
8. 2026-06-01
   days on market $82,000 Active 15 DOM
9. 2026-05-31
   days on market $82,000 Active 14 DOM
10. 2026-05-31
    days on market $82,000 Active 13 DOM
11. 2026-05-17
    listed $82,000 Active
12. 2025-05-09
    soldstatus $70,000 Sold 814-char remark

    Show marketing remark (813 chars)

    If you've been looking for single floor living, be sure to schedule your private showing for this wonderfully maintained and updated 3 BR, 2 BA home in Green Acres. Some recent updates include new floors in LR/DR/KIT, new appliances, new toilet and shower in bathroom, new furnace, new hot water heater, new roof, new chimney and new gutters, new steps on front and back porches, new patio doors and blinds, new ceiling fan, new storm door, front door and new locks throughout home. Additional features include a covered deck, patio, fenced yard, carport and parking off street for up to 6 cars. Lot rent is $1066.04/month and includes water, sewer, trash, use of community park, pool and clubhouse. With easy access to restaurants, shopping and several major thoroughfares, this Parkland SD home won't last long.

13. 2025-05-09
    soldstatus $70,000 Closed 813-char remark

    Show marketing remark (813 chars)

    If you've been looking for single floor living, be sure to schedule your private showing for this wonderfully maintained and updated 3 BR, 2 BA home in Green Acres. Some recent updates include new floors in LR/DR/KIT, new appliances, new toilet and shower in bathroom, new furnace, new hot water heater, new roof, new chimney and new gutters, new steps on front and back porches, new patio doors and blinds, new ceiling fan, new storm door, front door and new locks throughout home. Additional features include a covered deck, patio, fenced yard, carport and parking off street for up to 6 cars. Lot rent is $1066.04/month and includes water, sewer, trash, use of community park, pool and clubhouse. With easy access to restaurants, shopping and several major thoroughfares, this Parkland SD home won't last long.

14. 2025-03-22
    status Pending 814-char remark

    Show marketing remark (813 chars)

    If you've been looking for single floor living, be sure to schedule your private showing for this wonderfully maintained and updated 3 BR, 2 BA home in Green Acres. Some recent updates include new floors in LR/DR/KIT, new appliances, new toilet and shower in bathroom, new furnace, new hot water heater, new roof, new chimney and new gutters, new steps on front and back porches, new patio doors and blinds, new ceiling fan, new storm door, front door and new locks throughout home. Additional features include a covered deck, patio, fenced yard, carport and parking off street for up to 6 cars. Lot rent is $1066.04/month and includes water, sewer, trash, use of community park, pool and clubhouse. With easy access to restaurants, shopping and several major thoroughfares, this Parkland SD home won't last long.

15. 2025-03-22
    status Pending 813-char remark

    Show marketing remark (813 chars)

    If you've been looking for single floor living, be sure to schedule your private showing for this wonderfully maintained and updated 3 BR, 2 BA home in Green Acres. Some recent updates include new floors in LR/DR/KIT, new appliances, new toilet and shower in bathroom, new furnace, new hot water heater, new roof, new chimney and new gutters, new steps on front and back porches, new patio doors and blinds, new ceiling fan, new storm door, front door and new locks throughout home. Additional features include a covered deck, patio, fenced yard, carport and parking off street for up to 6 cars. Lot rent is $1066.04/month and includes water, sewer, trash, use of community park, pool and clubhouse. With easy access to restaurants, shopping and several major thoroughfares, this Parkland SD home won't last long.

16. 2025-03-11
    listed $75,000 Active 814-char remark

    Show marketing remark (813 chars)

    If you've been looking for single floor living, be sure to schedule your private showing for this wonderfully maintained and updated 3 BR, 2 BA home in Green Acres. Some recent updates include new floors in LR/DR/KIT, new appliances, new toilet and shower in bathroom, new furnace, new hot water heater, new roof, new chimney and new gutters, new steps on front and back porches, new patio doors and blinds, new ceiling fan, new storm door, front door and new locks throughout home. Additional features include a covered deck, patio, fenced yard, carport and parking off street for up to 6 cars. Lot rent is $1066.04/month and includes water, sewer, trash, use of community park, pool and clubhouse. With easy access to restaurants, shopping and several major thoroughfares, this Parkland SD home won't last long.

17. 2025-03-11
    listed $75,000 Active 813-char remark

    Show marketing remark (813 chars)

    If you've been looking for single floor living, be sure to schedule your private showing for this wonderfully maintained and updated 3 BR, 2 BA home in Green Acres. Some recent updates include new floors in LR/DR/KIT, new appliances, new toilet and shower in bathroom, new furnace, new hot water heater, new roof, new chimney and new gutters, new steps on front and back porches, new patio doors and blinds, new ceiling fan, new storm door, front door and new locks throughout home. Additional features include a covered deck, patio, fenced yard, carport and parking off street for up to 6 cars. Lot rent is $1066.04/month and includes water, sewer, trash, use of community park, pool and clubhouse. With easy access to restaurants, shopping and several major thoroughfares, this Parkland SD home won't last long.

18. 2009-11-25
    soldstatus $51,000
19. 2009-06-08
    listed $52,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,397
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$1,208
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$2,385
• Taxable income: $16,117
• Est. tax owed @ 24.0%: −$3,868
• After-tax cash flow: $12,548/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to update the kitchen and bathrooms, which would significantly increase its resale value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major bathroom cabinets — dated and in poor condition
• Major kitchen appliances — old and outdated
• Major interior walls — dated wallpaper and peeling paint

Value-add opportunities

• Resale new kitchen cabinets — modern cabinets improve aesthetics and functionality
• Resale new bathroom cabinets — modern cabinets improve aesthetics and functionality
• Resale new kitchen appliances — modern appliances improve functionality and aesthetics
• Resale new interior walls — modern walls improve aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
bathroom cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · old and outdated	Major	$15,000–50,000
interior walls · dated wallpaper and peeling paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new kitchen cabinets — modern cabinets improve aesthetics and functionality ↑
• Resale new bathroom cabinets — modern cabinets improve aesthetics and functionality ↑
• Resale new kitchen appliances — modern appliances improve functionality and aesthetics ↑
• Resale new interior walls — modern walls improve aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Parkland SD
• NCES district ID: 4218510
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $77,976
• Composite: 57.44/100
• National rank: #1074
• State rank: #40 of 539 in PA

Livability — Breinigsville

• Score: 63/100
• State rank: #1251
• US rank: #15041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breinigsville, PA
• County: Lehigh County · 333,019 people
• City population: 11,570
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 11,570
• Household income: $113,625
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 52.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 17% Asian 12% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Dominican 3%
• Common ancestry: Polish 4% Lithuanian 3% Scandinavian 3%
• Foreign-born: 19% · Canada, United Kingdom, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 8% Other Asian/Pacific 2%

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: ▼ -0.72%
• Current HPI: 267.8218
• Rent YoY: ▲ 1.92%
• 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

+57.7% since first listed

9 events — show timeline

• 2026-05-17 Listed $82,000 GLVRMLS
• 2025-05-09 Sold (MLS) $70,000 BRIGHT MLS
• 2025-05-09 Sold (MLS) $70,000 GLVRMLS
• 2025-03-22 Pending — GLVRMLS
• 2025-03-22 Pending — BRIGHT MLS
• 2025-03-11 Listed $75,000 BRIGHT MLS
• 2025-03-11 Listed $75,000 GLVRMLS
• 2009-11-25 Sold (MLS) $51,000 GLVRMLS
• 2009-06-08 Listed $52,000 GLVRMLS