6596 N Main St · Upper Saucon, PA 18036

$334,900

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 3 Days on market

Built 1953 0.96 ac lot Est $358k · 6% 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 +11.1/30.0
• ARV discount +10.4/15.0
• Schools +6.1/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming expanded Cape Cod, situated on nearly one acre in desirable Upper Saucon Township and within the highly regarded Southern Lehigh School District. Offering 3-4 bedrooms and 1.5 baths, this well-maintained home features a traditional floor plan with expanded living spaces, abundant natural light, and intriguing possibilities for future reconfiguration to accommodate a variety of living needs. The original Cape includes a first-floor primary bedroom and full bath, along with two additional bedrooms and a half bath on the second floor. The expanded living area includes a fourth walk-through bedroom leading to a large family room with its own private exterior entrance, c

Key facts

• Large family room
• Expanded cape cod
• Nearly one acre

Tags

• EXPANDED CAPE COD
• FIRST-FLOOR PRIMARY BEDROOM
• LARGE FAMILY ROOM
• PRIVATE EXTERIOR ENTRANCE
• NEARLY ONE ACRE
• DETACHED 2-CAR GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway parking
• Utilities: 200+ amp electric service with circuit breakers; Well water; Public sewer
• Home design: Single-story home; Above-grade finished living area reported
• Construction: Aluminum and vinyl siding; Asphalt/fiberglass roof
• Exterior features: Sunroom (first floor, 20 x 7); Driveway; Detached garage; Lot roughly 0.956 acre with irregular dimensions 118.5 x 378

Interior

• Kitchen: Kitchen (14 x 11); Refrigerator; Free-standing freezer; Electric water heater
• Bedrooms: First-floor bedroom (11 x 10); First-floor bedroom (12 x 11); First-floor bedroom (14 x 14); Second-floor bedroom (14 x 9.9)
• Flooring: Hardwood; Carpet; Linoleum; Vinyl
• Bathrooms: One full bathroom; One half bathroom (second floor, 7 x 3)
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (17.6% below list).
• Recommended offer: $276k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $10k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,948 (17.6% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $357,888
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Saucon Ln	0.52mi	3/1.5	1,504 (-2%)	6mo	$350,100	$233	67
330 N Main St	0.49mi	3/2.0	1,481 (-4%)	9mo	$350,000	$236	62
6527 Walnut	0.58mi	3/1.5	1,672 (+9%)	2mo	$395,000	$236	56
3526 Flint Hill Rd	0.48mi	4/2.0 (+1)	1,440 (-6%)	9mo	$410,000	$285	52
327 N 5th St	0.51mi	3/2.0	1,416 (-8%)	19mo	$330,000	$233	45
4094 Bunker Hill Dr S	0.53mi	3/2.5	1,730 (+13%)	10mo	$362,500	$210	42
657 W Fairmount St	0.50mi	3/1.5	1,715 (+12%)	20mo	$378,500	$221	40
4155 Bunker Hill Dr N	0.64mi	3/2.5	1,730 (+13%)	8mo	$355,000	$205	38
6004 Main St	0.62mi	3/1.5	1,696 (+10%)	23mo	$300,000	$177	35

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-66,327
• Equity at exit: $49,935

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-73,073
• Equity at exit: $28,956

Cash invested: $93,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$419 /mo · $5,030/yr
• Insurance: −$140
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-191

Break-even live

Break-even rent $3,001

Max offer price $301,242

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-96	+0% $-191	+5% $-285	+10% $-380
Rent	-10% $-409	-5% $-300	+0% $-191	+5% $-82	+10% $27
Rate	-1.0pp $-22	-0.5pp $-105	base $-191	+0.5pp $-277	+1.0pp $-366

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4144 Bunker Hill Dr S Coopersburg, PA	3.0	2.5	2117	$2,750	$1.30	25d	1	0.59mi
5993 Valley Forge Dr Coopersburg, PA	3.0	2.5	1730	$2,300	$1.33	16d	1	0.61mi
5454 Camp Meeting Rd Center Valley, PA	3.0	1.5	1277	$2,375	$1.86	16d	1	1.21mi
4043 Waterford Dr Unit 1 Center Valley, PA	3.0	2.5	2241	$2,750	$1.23	21d	1	1.33mi
7512 Clayton Ave Coopersburg, PA	3.0	2.5	1800	$2,600	$1.44	20d	1	1.38mi
7620 Clayton Ave Coopersburg, PA	3.0	2.5	2040	$2,650	$1.30	5d	1	1.42mi
7634 Clayton Ave Coopersburg, PA	3.0	2.5	1734	$2,750	$1.59	21d	1	1.44mi
7666 Clayton Ave Coopersburg, PA	3.0	2.5	1732	$2,550	$1.47	46d	1	1.48mi

Listing history 3 events

1. 2026-06-22
   days on market $334,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $334,900 Active 1 DOM

ⓘ 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: $5,030 · $419/mo
• Projected year-2 tax: $5,161 · $430/mo
• Expected delta: +$131/yr (+$11/mo · 2.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,114
• − Mortgage interest: −$18,760
• − Property taxes: −$5,030
• − Insurance: −$2,341
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$9,743
• Taxable loss: −$8,058
• Est. tax savings @ 24.0%: +$1,934
• After-tax cash flow: $-352/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 — Upper Saucon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Lehigh County · 333,019 people
• 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

1 event — show timeline

• 2026-06-18 Listed $334,900 GLVRMLS

Property tax history

+1.1%/yr

Latest (2026): $5,030 · +2.0% YoY. Source: county tax records.