22 Dowell St · Slatington, PA 18080

$250,000

3 bd · 1.5 ba · 2,942 sqft · SingleFamily public records · 39 Days on market

Built 1904 3,060 sqft lot $85/sqft · at area comps Est $317k · 21% under ↓ 9% since listing

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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 +9.7/30.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

It's all in the details. .. Your chance to own this thoughtfully cared for Victorian is here. Centrally located yet with a private feel. Built in 1904, this 4-bedroom home offers spacious rooms with built-ins, turrets, a traditional parlor, and a home office. Large windows fill the rooms with natural light. Open living and dining areas. Functional kitchen with solid wood cabinetry. Convenient second floor laundry room with storage connected to your own cozy 3 season sunroom. Large bedrooms and neutral colors throughout. Expansive attic for storage. Original details throughout including ornate woodwork, patterned glass door, and chandeliers. Finished walk-out basement with vintage rec room.

Key facts

• Functional kitchen
• Solid wood cabinetry
• Natural light

Tags

• BUILT-INS
• HOME OFFICE
• NATURAL LIGHT
• FUNCTIONAL KITCHEN
• SOLID WOOD CABINETRY
• SECOND FLOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Below-grade finished area included; Above-grade finished area included; Zoned C-Commercial

Exterior

• Parking: No garage; Off-street parking; Parking pad; On-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service with circuit breakers
• Home design: 2-story home; Has a view
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Fence; Porch; Patio; Flat yard

Interior

• Kitchen: Electric oven; Electric range; Eat-in kitchen
• Bedrooms: Three bedrooms on the second floor
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Hot water heating (oil); Ceiling fans
• Interior features: Attic; Dining area; Entrance foyer; Eat-in kitchen; Home office; Storage; Den; Parlor; Living/dining room
• Laundry & utility: Washer hookup on upper level; Dryer hookup on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (16.4% below list).
• Recommended offer: $209k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Slatington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#600 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Northern Lehigh SD (suburban): math 24% / reading 47% proficiency, ranked #398 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/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 $8k 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

• It's been on market 39 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,989 (16.4% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 10.0

CMA / ARV

• ARV (median comp): $316,783
• List price: $250,000
• Delta: -21.08%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 2Nd St	0.15mi	3/1.0	3,186 (+8%)	14mo	$160,000	$50	66
431 E Washington St	0.40mi	4/2.0 (+1)	3,110 (+6%)	7mo	$375,000	$121	59
909 main St	0.26mi	4/1.5 (+1)	2,614 (-11%)	22mo	$290,000	$111	46
422 Center St	0.49mi	4/3.5 (+1)	2,670 (-9%)	4mo	$355,000	$133	46
11 Main St	0.69mi	4/2.0 (+1)	2,810 (-4%)	14mo	$245,000	$87	41
24 N Canal St	0.67mi	4/2.0 (+1)	3,195 (+9%)	18mo	$395,000	$124	32

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-51,024
• Equity at exit: $37,276

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-57,727
• Equity at exit: $21,615

Cash invested: $70,000 (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 18080

• Home prices YoY: -4.5%
• Active inventory: 66
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$402 /mo · $4,827/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-166

Break-even live

Break-even rent $2,301

Max offer price $220,600

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-96	+0% $-166	+5% $-237	+10% $-308
Rent	-10% $-332	-5% $-249	+0% $-166	+5% $-84	+10% $-1
Rate	-1.0pp $-41	-0.5pp $-103	base $-166	+0.5pp $-231	+1.0pp $-297

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1170 Oakhurst Dr Slatington, PA	3.0	3.5	2344	$3,100	$1.32	44d	1	1.10mi

Listing history 9 events

1. 2026-06-09
   status $250,000 Pending 39 DOM
2. 2026-06-08
   days on market $250,000 Active 39 DOM
3. 2026-06-07
   days on market $250,000 Active 38 DOM
4. 2026-06-03
   days on market $250,000 Active 34 DOM
5. 2026-06-02
   pricedays on market $250,000 Active 33 DOM
6. 2026-06-01
   days on market $275,000 Active 32 DOM
7. 2026-05-31
   days on market $275,000 Active 31 DOM
8. 2026-05-31
   days on market $275,000 Active 30 DOM
9. 2026-05-01
   listed $275,000 Active 820-char remark

ⓘ 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: $4,827 · $402/mo
• Projected year-2 tax: $4,827 · $402/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $25,079
• − Mortgage interest: −$14,004
• − Property taxes: −$4,827
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$7,273
• Taxable loss: −$6,287
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $-488/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: Northern Lehigh SD
• NCES district ID: 4217670
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $55,733
• Composite: 31.22/100
• National rank: #6035
• State rank: #398 of 539 in PA

Livability — Slatington

• Score: 72/100
• State rank: #600
• US rank: #5743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slatington, PA
• County: Lehigh County · 333,019 people
• City population: 11,226
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 11,226
• Household income: $74,522
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 111.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Polish 7% Subsaharan African 4% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -13.90%
• Current HPI: 295.1228
• 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

-9.1% since first listed

3 events — show timeline

• 2026-06-08 Pending — GLVRMLS
• 2026-06-01 Price Changed $250,000 GLVRMLS
• 2026-05-01 Listed $275,000 GLVRMLS

Property tax history

+2.6%/yr

Latest (2026): $4,827 · +4.3% YoY. Source: county tax records.