3225 S Front St · Hokendauqua, PA 18052

$225,000

3 bd · 1.5 ba · 1,215 sqft · SingleFamily public records · 4 Days on market

Built 1905 0.26 ac lot Est $254k · 11% 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).

• Cash flow +14.8/30.0
• ARV discount +12.6/15.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Twin in Whitehall. Needs some TLC, but has tremendous potential. New oil furnace, enclosed patio, and large yard with parking in rear. Home is being sold with 50 x 150 lot on separate deed next door address is 3221 s front. Must check with Whitehall township for building specifications.

Key facts

• Built 1905
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $60 ($720/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (10.9% below list).
• Recommended offer: $200k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#290 in PA, #2,571 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities C-, schools D, commute F.
• Whitehall-Coplay SD (suburban): math 28% / reading 50% proficiency, ranked #356 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 111 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• This rent runs 32% of the median local income ($76k/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.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $110k; list at $225k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $200,466 (10.9% below list)

Questions for the listing agent

1. Built in 1905 — 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 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?
4. 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?
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: 0.89% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $253,935
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3214 S Front St	0.04mi	2/1.5 (-1)	1,248 (+3%)	2mo	$233,000	$187	87
3204 Quarry St	0.08mi	3/1.0	1,150 (-5%)	16mo	$205,000	$178	72
3017 Birch St S	0.54mi	3/1.0	1,248 (+3%)	1mo	$372,000	$298	67
764 2nd St	0.46mi	2/1.0 (-1)	1,240 (+2%)	2mo	$200,000	$161	66
3301 Lehigh St	0.17mi	3/2.0	1,360 (+12%)	5mo	$310,000	$228	66
1130 Front St	0.29mi	3/2.0	1,152 (-5%)	17mo	$290,000	$252	61
3114 N Birch St	0.54mi	3/1.0	1,248 (+3%)	11mo	$350,000	$280	59
1137 Railroad St	0.32mi	2/1.0 (-1)	1,122 (-8%)	10mo	$235,000	$209	57
3665 Lehigh St	0.59mi	4/1.5 (+1)	1,260 (+4%)	11mo	$230,000	$183	52
3101 N 2Nd St	0.38mi	4/1.0 (+1)	1,332 (+10%)	16mo	$180,000	$135	46
717 Front St	0.52mi	2/1.5 (-1)	1,080 (-11%)	15mo	$222,000	$206	40
1108 5th St	0.58mi	3/2.0	1,384 (+14%)	14mo	$315,000	$228	36

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-32,627
• Equity at exit: $33,548

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-23,445
• Equity at exit: $19,454

Cash invested: $63,000 (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 18052

• Active inventory: 111
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $60

Break-even live

Break-even rent $1,929

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $187	-5% $124	+0% $60	+5% $-4	+10% $-67
Rent	-10% $-98	-5% $-19	+0% $60	+5% $139	+10% $218
Rate	-1.0pp $173	-0.5pp $117	base $60	+0.5pp $2	+1.0pp $-58

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 3rd St Unit 1 Catasauqua, PA	2.0	1.0	825	$1,675	$2.03	15d	1	0.37mi
3124 N 2nd St Whitehall, PA	2.0	1.0	1139	$1,750	$1.54	3d	1	0.39mi
1108 3rd St Catasauqua, PA	3.0	2.0	1400	$1,795	$1.28	3d	1	0.41mi
729 3rd St Whitehall, PA	3.0	2.0	1100	$2,500	$2.27	22d	1	0.57mi
324 Walnut St Catasauqua, PA	3.0	1.5	1243	$2,000	$1.61	44d	1	0.64mi
423 Front St #2 Catasauqua, PA	3.0	1.0	1150	$1,750	$1.52	3d	1	0.70mi
311 Church St Catasauqua, PA	3.0	1.5	1500	$2,275	$1.52	3d	1	0.84mi
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	45d	1	0.85mi
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	20d	1	0.85mi
146 Front St Unit 2 Catasauqua, PA	3.0	1.0	800	$1,400	$1.75	24d	1	0.94mi
3325 Carbon St Whitehall, PA	1.0–2.0	1.0–1.5	850	$1,844	$2.17	3d	4	0.99mi
119 School St Catasauqua, PA	2.0	1.0	931	$2,100	$2.26	3d	1	1.00mi
310 School St Catasauqua, PA	4.0	1.5	1449	$2,250	$1.55	3d	1	1.03mi
895 Walnut St Catasauqua, PA	2.0	1.0	860	$1,602	$1.86	3d	1	1.29mi
1239 Washington St Whitehall, PA	2.0	1.0	1013	$1,375	$1.36	44d	1	1.29mi
121 E Union St Whitehall, PA	2.0	1.0	794	$2,400	$3.02	15d	1	1.41mi
5 Stonewood Pl Catasauqua, PA	3.0	1.5	1184	$2,300	$1.94	15d	1	1.45mi

Listing history 10 events

1. 2026-04-22
   status Pending
2. 2026-04-18
   listed $225,000 Active
3. 2017-05-17
   soldstatus $110,000 Sold 287-char remark

   Show marketing remark (287 chars)

   Twin in Whitehall. Needs some TLC, but has tremendous potential. New oil furnace, enclosed patio, and large yard with parking in rear. Home is being sold with 50 x 150 lot on separate deed next door address is 3221 s front. Must check with Whitehall township for building specifications.

4. 2017-05-17
   soldstatus $110,000

   Show marketing remark (287 chars)

   Twin in Whitehall. Needs some TLC, but has tremendous potential. New oil furnace, enclosed patio, and large yard with parking in rear. Home is being sold with 50 x 150 lot on separate deed next door address is 3221 s front. Must check with Whitehall township for building specifications.

5. 2017-04-07
   status Pending 287-char remark

   Show marketing remark (287 chars)

   Twin in Whitehall. Needs some TLC, but has tremendous potential. New oil furnace, enclosed patio, and large yard with parking in rear. Home is being sold with 50 x 150 lot on separate deed next door address is 3221 s front. Must check with Whitehall township for building specifications.

6. 2017-03-22
   historical
7. 2017-01-06
   price $119,900 287-char remark

   Show marketing remark (287 chars)

   Twin in Whitehall. Needs some TLC, but has tremendous potential. New oil furnace, enclosed patio, and large yard with parking in rear. Home is being sold with 50 x 150 lot on separate deed next door address is 3221 s front. Must check with Whitehall township for building specifications.

8. 2016-10-18
   price $124,900 287-char remark

   Show marketing remark (287 chars)

   Twin in Whitehall. Needs some TLC, but has tremendous potential. New oil furnace, enclosed patio, and large yard with parking in rear. Home is being sold with 50 x 150 lot on separate deed next door address is 3221 s front. Must check with Whitehall township for building specifications.

9. 2016-09-29
   listed $129,900
10. 2016-09-24
    listed $129,900 Active 287-char remark

    Show marketing remark (287 chars)

    Twin in Whitehall. Needs some TLC, but has tremendous potential. New oil furnace, enclosed patio, and large yard with parking in rear. Home is being sold with 50 x 150 lot on separate deed next door address is 3221 s front. Must check with Whitehall township for building specifications.

ⓘ 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: $3,000 · $250/mo
• Projected year-2 tax: $3,278 · $273/mo
• Expected delta: +$277/yr (+$23/mo · 9.2%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,056
• − Mortgage interest: −$12,603
• − Property taxes: −$3,000
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$6,545
• Taxable loss: −$3,067
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $1,456/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: Whitehall-Coplay SD
• NCES district ID: 4226250
• Math proficiency: 28% ▼ -17.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $54,716
• Composite: 34.03/100
• National rank: #5309
• State rank: #356 of 539 in PA

Livability — Hokendauqua

• Score: 78/100
• State rank: #290
• US rank: #2571

Category grades

Amenities C- 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: Hokendauqua, PA
• County: Lehigh County · 333,019 people
• City population: 29,271
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 29,451
• Household income: $75,665
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 1172.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 23% Two or more races 15% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 11% Dominican 7%
• Common ancestry: Romanian 3% Polish 3% Danish 2%
• Foreign-born: 16% · Canada, Jamaica, Vietnam
• Languages at home: 75% English-only · Spanish 13% Arabic 7% 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: ▼ -298.83%
• Current HPI: 290.0115
• 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

+73.2% since first listed

10 events — show timeline

• 2026-04-22 Pending — GLVRMLS
• 2026-04-18 Listed $225,000 GLVRMLS
• 2017-05-17 Sold (Public Records) $110,000 Public Records
• 2017-05-17 Sold (MLS) $110,000 GLVRMLS
• 2017-04-07 Pending — GLVRMLS
• 2017-03-22 Listing Removed — BRIGHT MLS
• 2017-01-06 Price Changed $119,900 GLVRMLS
• 2016-10-18 Price Changed $124,900 GLVRMLS
• 2016-09-29 Listed $129,900 BRIGHT MLS
• 2016-09-24 Listed $129,900 GLVRMLS

Property tax history

+3.2%/yr

Latest (2026): $3,000 · +6.5% YoY. Source: county tax records.