1242 Ferry St · Easton, PA 18042

$229,000

3 bd · 1.5 ba · 1,740 sqft · SingleFamily public records · 25 Days on market

Built 1900 1,786 sqft lot Est $275k · 17% under ↓ 4% since listing

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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 +13.6/30.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full of character and timeless detail, this 1900 half-double has been lovingly cared for by the same owner for 70 years and is ready for its next chapter. Original features shine, including 8-inch wood trim, 9-foot ceilings on the first floor, and a solid wood banister rich in craftsmanship. The dining room features a classic chandelier, while the spacious eat-in kitchen offers a pantry and access to an enclosed porch for added living space. A half bath completes the first floor. Upstairs are three bedrooms and a full bath, plus a finished attic with a large bonus room - great potential as a fourth bedroom, office, or craft room. The basement includes a laundry area with a double cast-iron sink and ample storage. Enjoy the outdoors on the concrete patio overlooking the fenced yard, with added convenience of a newer shed. Close to a playground, blocks from downtown Easton, and minutes to Route 22. A must see - Perfect starter home!

Key facts

• Built 1900
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $11 ($129/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 $207k (9.6% below list).
• Recommended offer: $207k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.2% in Easton — 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 84/100 on livability (#92 in PA, #667 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+.
• Easton Area SD (suburban): math 31% / reading 44% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Easton Area Hs (math 49% / reading 44%, grade D-, #173 of 437 statewide, top 40%, 2,844 students, 92% FRL) — zoned schools average 92% FRL vs 40% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 185 active listings in the ZIP; 40 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; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $207,087 (9.6% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $274,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1426 Lehigh St	0.20mi	3/1.5	1,728 (-1%)	7mo	$225,000	$130	84
1501 Bushkill St	0.41mi	3/2.0	1,734 (-0%)	5mo	$375,000	$216	74
693 Pearl St	0.56mi	3/2.0	1,736 (-0%)	6mo	$185,000	$107	67
129 S 13th St	0.05mi	4/1.0 (+1)	1,488 (-14%)	5mo	$240,000	$161	63
1003 Northampton St	0.30mi	4/2.0 (+1)	1,848 (+6%)	11mo	$380,000	$206	60
45 N Wright St	0.57mi	4/1.5 (+1)	1,754 (+1%)	10mo	$276,500	$158	59
1133 Spring Garden St	0.29mi	3/1.5	1,486 (-15%)	4mo	$220,000	$148	59
1631 Spring Garden St	0.48mi	3/2.0	1,600 (-8%)	6mo	$331,000	$207	57
833 Spring Garden St	0.46mi	3/1.0	1,610 (-8%)	11mo	$239,900	$149	54
722 Wolf Ave	0.51mi	3/2.0	1,540 (-12%)	4mo	$230,000	$149	52
433 S 19th St	0.69mi	3/1.0	1,784 (+2%)	12mo	$303,000	$170	52
685 Pearl St	0.57mi	4/1.5 (+1)	1,615 (-7%)	7mo	$235,000	$146	51

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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-32,247
• Equity at exit: $34,145

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-9,374
• Equity at exit: $19,800

Cash invested: $64,120 (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 18042

• Rents YoY: 4.9%
• Active inventory: 185
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$329 /mo · $3,947/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $11

Break-even live

Break-even rent $2,057

Max offer price $229,000

Occupancy floor 94%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 Northampton St #1 Easton, PA	2.0	1.0	2035	$1,475	$0.72	23d	1	0.11mi
122 N 13th St Easton, PA	4.0	3.0	1736	$2,300	$1.32	3d	1	0.19mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	44d	1	0.31mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	3d	1	0.35mi
1247 Jackson St Easton, PA	2.0	2.0	1200	$1,700	$1.42	3d	1	0.38mi
912 Spring Garden St Easton, PA	4.0	2.0	1534	$2,400	$1.56	44d	1	0.40mi
35 N 9th St Easton, PA	4.0	2.0	1512	$2,250	$1.49	3d	1	0.41mi
137 S 17th St Easton, PA	2.0	1.0	1940	$1,550	$0.80	3d	1	0.41mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	44d	1	0.43mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	23d	1	0.43mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	3d	1	0.45mi
29 S 7th St Easton, PA	2.0	2.0	1100	$1,350	$1.23	14d	1	0.51mi
909 Jackson St Unit 2 Easton, PA	3.0	1.0	1300	$2,350	$1.81	44d	1	0.51mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	14d	1	0.55mi
623 Walnut St Unit A2 Easton, PA	2.0	2.0	1500	$2,250	$1.50	23d	1	0.66mi
623 Walnut St Unit C2 Easton, PA	2.0	2.5	1500	$2,300	$1.53	44d	1	0.66mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	44d	1	0.69mi
2001 Ferry St Easton, PA	3.0	1.0	1440	$2,200	$1.53	44d	1	0.69mi
40 S 6th St Easton, PA	1.0–2.0	1.0–2.0	1156	$3,000	$2.59	14d	11	0.74mi
220 7th St Easton, PA	3.0	2.5	2092	$2,599	$1.24	3d	1	0.80mi
2118 Northampton St Unit 1 Easton, PA	2.0	1.0	1240	$1,595	$1.29	23d	1	0.83mi
2125 Northampton St Easton, PA	3.0	1.0	1440	$2,000	$1.39	14d	1	0.85mi
140 S 4th St Easton, PA	2.0	1.0–2.0	841	$2,460	$2.93	3d	106	0.91mi
330 Northampton St Unit 205 Easton, PA	2.0	2.0	1088	$1,750	$1.61	23d	1	0.93mi
330 Northampton St Easton, PA	2.0	2.0	1088	$1,750	$1.61	44d	1	0.93mi
276 W Saint Joseph St Easton, PA	3.0	1.5	1315	$1,700	$1.29	44d	1	0.94mi
1065 Bushkill Dr Easton, PA	3.0	1.5	1250	$2,500	$2.00	44d	1	0.94mi
2248 Birch St Easton, PA	3.0	1.5	1425	$1,850	$1.30	44d	1	0.94mi
2238 Fairview Ave Easton, PA	3.0	1.0	1896	$2,350	$1.24	3d	1	0.95mi
2242 Ferry St Easton, PA	3.0	1.5	2202	$2,200	$1.00	3d	1	0.97mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	14d	1	1.03mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	3d	1	1.03mi
214 Spring Garden St Unit 2B Easton, PA	2.0	1.0	1250	$2,995	$2.40	21d	1	1.08mi
322 Saint John St Easton, PA	3.0	1.5	1583	$1,895	$1.20	44d	1	1.09mi
2434 Birch St Easton, PA	3.0	1.0	1294	$1,900	$1.47	3d	1	1.09mi
303 W Lincoln St Easton, PA	3.0	1.0	1796	$2,175	$1.21	44d	1	1.09mi
40 Hillside Ct S Easton, PA	3.0	2.5	2016	$2,800	$1.39	3d	1	1.14mi
648 Line St #1 Easton, PA	2.0	1.0	1200	$1,595	$1.33	3d	1	1.15mi
2306 3rd St Easton, PA	3.0	1.0	1240	$2,000	$1.61	14d	1	1.18mi
2246 2nd St Easton, PA	3.0	1.5	1449	$2,150	$1.48	3d	1	1.18mi

Listing history 7 events

1. 2026-04-03
   status Pending

   Show marketing remark (945 chars)

   Full of character and timeless detail, this 1900 half-double has been lovingly cared for by the same owner for 70 years and is ready for its next chapter. Original features shine, including 8-inch wood trim, 9-foot ceilings on the first floor, and a solid wood banister rich in craftsmanship. The dining room features a classic chandelier, while the spacious eat-in kitchen offers a pantry and access to an enclosed porch for added living space. A half bath completes the first floor. Upstairs are three bedrooms and a full bath, plus a finished attic with a large bonus room - great potential as a fourth bedroom, office, or craft room. The basement includes a laundry area with a double cast-iron sink and ample storage. Enjoy the outdoors on the concrete patio overlooking the fenced yard, with added convenience of a newer shed. Close to a playground, blocks from downtown Easton, and minutes to Route 22. A must see - Perfect starter home!

2. 2026-04-03
   status Pending 945-char remark

   Show marketing remark (945 chars)

   Full of character and timeless detail, this 1900 half-double has been lovingly cared for by the same owner for 70 years and is ready for its next chapter. Original features shine, including 8-inch wood trim, 9-foot ceilings on the first floor, and a solid wood banister rich in craftsmanship. The dining room features a classic chandelier, while the spacious eat-in kitchen offers a pantry and access to an enclosed porch for added living space. A half bath completes the first floor. Upstairs are three bedrooms and a full bath, plus a finished attic with a large bonus room - great potential as a fourth bedroom, office, or craft room. The basement includes a laundry area with a double cast-iron sink and ample storage. Enjoy the outdoors on the concrete patio overlooking the fenced yard, with added convenience of a newer shed. Close to a playground, blocks from downtown Easton, and minutes to Route 22. A must see - Perfect starter home!

3. 2026-03-29
   price $229,000

   Show marketing remark (945 chars)

   Full of character and timeless detail, this 1900 half-double has been lovingly cared for by the same owner for 70 years and is ready for its next chapter. Original features shine, including 8-inch wood trim, 9-foot ceilings on the first floor, and a solid wood banister rich in craftsmanship. The dining room features a classic chandelier, while the spacious eat-in kitchen offers a pantry and access to an enclosed porch for added living space. A half bath completes the first floor. Upstairs are three bedrooms and a full bath, plus a finished attic with a large bonus room - great potential as a fourth bedroom, office, or craft room. The basement includes a laundry area with a double cast-iron sink and ample storage. Enjoy the outdoors on the concrete patio overlooking the fenced yard, with added convenience of a newer shed. Close to a playground, blocks from downtown Easton, and minutes to Route 22. A must see - Perfect starter home!

4. 2026-03-29
   price $229,000 945-char remark

   Show marketing remark (945 chars)

   Full of character and timeless detail, this 1900 half-double has been lovingly cared for by the same owner for 70 years and is ready for its next chapter. Original features shine, including 8-inch wood trim, 9-foot ceilings on the first floor, and a solid wood banister rich in craftsmanship. The dining room features a classic chandelier, while the spacious eat-in kitchen offers a pantry and access to an enclosed porch for added living space. A half bath completes the first floor. Upstairs are three bedrooms and a full bath, plus a finished attic with a large bonus room - great potential as a fourth bedroom, office, or craft room. The basement includes a laundry area with a double cast-iron sink and ample storage. Enjoy the outdoors on the concrete patio overlooking the fenced yard, with added convenience of a newer shed. Close to a playground, blocks from downtown Easton, and minutes to Route 22. A must see - Perfect starter home!

5. 2026-03-10
   listed $239,000 Active 945-char remark

   Show marketing remark (945 chars)

   Full of character and timeless detail, this 1900 half-double has been lovingly cared for by the same owner for 70 years and is ready for its next chapter. Original features shine, including 8-inch wood trim, 9-foot ceilings on the first floor, and a solid wood banister rich in craftsmanship. The dining room features a classic chandelier, while the spacious eat-in kitchen offers a pantry and access to an enclosed porch for added living space. A half bath completes the first floor. Upstairs are three bedrooms and a full bath, plus a finished attic with a large bonus room - great potential as a fourth bedroom, office, or craft room. The basement includes a laundry area with a double cast-iron sink and ample storage. Enjoy the outdoors on the concrete patio overlooking the fenced yard, with added convenience of a newer shed. Close to a playground, blocks from downtown Easton, and minutes to Route 22. A must see - Perfect starter home!

6. 2026-03-10
   listed $239,000 Active

   Show marketing remark (945 chars)

   Full of character and timeless detail, this 1900 half-double has been lovingly cared for by the same owner for 70 years and is ready for its next chapter. Original features shine, including 8-inch wood trim, 9-foot ceilings on the first floor, and a solid wood banister rich in craftsmanship. The dining room features a classic chandelier, while the spacious eat-in kitchen offers a pantry and access to an enclosed porch for added living space. A half bath completes the first floor. Upstairs are three bedrooms and a full bath, plus a finished attic with a large bonus room - great potential as a fourth bedroom, office, or craft room. The basement includes a laundry area with a double cast-iron sink and ample storage. Enjoy the outdoors on the concrete patio overlooking the fenced yard, with added convenience of a newer shed. Close to a playground, blocks from downtown Easton, and minutes to Route 22. A must see - Perfect starter home!

7. 2026-03-06
   historical $239,000

ⓘ 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: $3,947 · $329/mo
• Projected year-2 tax: $3,947 · $329/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,850
• − Mortgage interest: −$12,828
• − Property taxes: −$3,947
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$6,662
• Taxable loss: −$3,707
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $1,019/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: Easton Area SD
• NCES district ID: 4208850
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $61,390
• Composite: 33.46/100
• National rank: #5457
• State rank: #364 of 539 in PA

Livability — Easton

• Score: 84/100
• State rank: #92
• US rank: #667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, PA
• County: Northampton County · 236,814 people
• City population: 75,961
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 45,532
• Household income: $77,556
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1590.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 3% Polish 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Arabic 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: ▼ -460.52%
• Current HPI: 254.8776
• Rent YoY: ▲ 4.94%
• 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

-4.2% since first listed

7 events — show timeline

• 2026-04-03 Pending — BRIGHT MLS
• 2026-04-03 Pending — GLVRMLS
• 2026-03-29 Price Changed $229,000 BRIGHT MLS
• 2026-03-29 Price Changed $229,000 GLVRMLS
• 2026-03-10 Listed $239,000 GLVRMLS
• 2026-03-10 Listed $239,000 BRIGHT MLS
• 2026-03-06 Coming Soon $239,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $3,947 · +2.3% YoY. Source: county tax records.