5207 Blue Sky Dr · Cetronia, PA 18069

$499,900

3 bd · 2.5 ba · 2,386 sqft · Townhouse public records · 6 Days on market

Built 2006 9,148 sqft lot Est $458k · 9% over $53/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• Schools +5.7/10.0
• Appreciation +5.4/10.0
• Livability +4.7/5.0
• Cash flow +4.6/30.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Step away from the "cookie-cutter" and into a residence defined by meticulous upkeep and sophisticated design. This rare corner-lot end unit in the prestigious Vistas of Green Hills isn’t just a townhome; it is a 3,100+ square foot, 4-bedroom, 3.5-bathroom masterpiece. The unique side-entry doorway allows for an expansive, open-concept first floor where inset tray ceilings and ambient uplighting enhance the natural light. This flawless layout includes an intimate dining room featuring a stately gas fireplace setting a sophisticated tone, an extended island in the chefs kitchen, complemented by abundant cabinetry space. This level is completed by a serene private office with beautiful built-in cabinetry, a powder room, and seamless entry to the two-car attached garage. Upstairs, you will find two spacious bedrooms with ample storage, including a large walk-in closet, a shared hall bath, and a dedicated laundry room designed for ultimate convenience. Completing the 2nd floor is the masterful primary en suite- inset tray ceilings amplified by a wall of large shuttered windows make for a serene sanctuary, offering a large walk in closet and a truly inspiring spa like ensuite bath. The discovery continues in the finished lower level, which serves as a complete, modernized secondary living floor. Whether you’re hosting game night in the large family room or serving drinks at the full bar with a built-in wine fridge, this space is built for memories. This level also features a large bedroom/bonus room and full bath, offering a perfect retreat for guests or multi-generational living. Behind the scenes, the home offers exceptional storage and top-tier mechanics, including a dedicated utility room with a PEX manifold, radon mitigation system, and a brand-new gas water heater. Located in the highly coveted Parkland School District, this one-of-a-kind luxury townhome is a definite must-see, with all furnishings negotiable for a truly turn-key transition.

Key facts

• Gas fireplace
• Side entry doorway
• Extended island

Tags

• CORNER LOT
• SIDE ENTRY DOORWAY
• OPEN CONCEPT FIRST FLOOR
• GAS FIREPLACE
• EXTENDED ISLAND
• CHEFS KITCHEN

Property features AI

Finance

• HOA & community: HOA fee of $53 per month

Exterior

• Parking: Attached 2-car garage with garage door opener; Paved driveway; Off-street and on-street parking available
• Utilities: Public water; Public sewer; Natural gas available
• Home design: End-of-row townhouse; Fee simple ownership; Estimated year built
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass architectural shingle roof; Other type foundation; Above-grade and below-grade structures
• Exterior features: Corner lot; Sidewalks; Patio(s)

Interior

• Kitchen: Dishwasher; Disposal; Gas oven/range; Microwave; Refrigerator; Kitchen island
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level; Total bedroom count includes an additional bedroom (listed separately)
• Flooring: Hardwood floors; Ceramic tile; Concrete; Carpet
• Bathrooms: Two full bathrooms on the upper level; One full bathroom on the lower level; One half bathroom on the main level; Three full baths and one half bath total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; 200+ amp electrical service; Natural gas hot water
• Interior features: Kitchen island; Ceiling fans; Dining area; Wood floors; Carpeted areas; Fully finished basement; Living room, family room, office
• Laundry & utility: Washer and dryer included; Gas dryer; Laundry located on upper floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (44.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (45.6% below list).
• Recommended offer: $272k (45.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 93/100 on livability (#6 in PA, #18 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+.
• 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.
• Zoned schools: Kernsville Sch (math 72% / reading 77%, grade A, #89 of 1,518 statewide, top 7%, 447 students, 24% FRL); Orefield Ms (math 33% / reading 60%, grade D+, #172 of 512 statewide, top 35%, 917 students, 36% FRL); Parkland Hs (math 81% / reading 24%, grade C-, #107 of 437 statewide, top 25%, 3,220 students, 25% FRL).
• Market conditions: 51 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($3k loan paydown + $4k appreciation (0.9% local appreciation)).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $290k; list at $500k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $271,734 (45.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.54% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.84%
• DSCR: 0.52
• GRM: 15.3

CMA / ARV

• ARV (on-the-fly): $458,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1834 Majestic Dr	0.07mi	3/2.5	2,386 (0%)	2mo	$520,000	$218	95
1863 Hemming Way	0.08mi	3/2.5	2,423 (+2%)	10mo	$387,000	$160	86
5221 Chandler Way	0.16mi	3/2.5	2,440 (+2%)	11mo	$362,445	$149	79
5205 High Vista Dr	0.06mi	3/2.5	2,644 (+11%)	1mo	$530,700	$201	78
1800 Hemming Way	0.17mi	3/2.5	2,278 (-4%)	12mo	$380,000	$167	75
1824 Hemming Way	0.12mi	3/2.5	2,546 (+7%)	11mo	$375,000	$147	74
1362 Caspian St	0.63mi	3/2.5	2,368 (-1%)	4mo	$422,000	$178	66
1835 Emerald Dr	0.18mi	3/2.5	2,158 (-10%)	11mo	$431,000	$200	66
1477 Caspian St	0.52mi	3/2.5	2,454 (+3%)	7mo	$470,000	$192	65
1871 Emerald Dr	0.18mi	3/2.5	2,068 (-13%)	6mo	$425,000	$206	65
5263 High Vista Dr	0.15mi	4/3.5 (+1)	2,644 (+11%)	14mo	$540,000	$204	54
1366 Caspian St	0.63mi	3/2.5	2,530 (+6%)	9mo	$463,000	$183	53

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

Projected returns pro-forma

0.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.47×
• Total profit: $-74,140
• Equity at exit: $167,472

10-year hold

• IRR: -4.6%
• Equity multiple: 0.44×
• Total profit: $-77,964
• Equity at exit: $220,113

Cash invested: $139,972 (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 18069

• Home prices YoY: 0.3%
• Active inventory: 51
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$528 /mo · $6,335/yr
• Insurance: −$208
• HOA: −$53
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-1,264

Break-even live

Break-even rent $4,317

Max offer price $276,600

Occupancy floor —

Sensitivity live

Price	-10% $-981	-5% $-1,123	+0% $-1,264	+5% $-1,406	+10% $-1,547
Rent	-10% $-1,479	-5% $-1,371	+0% $-1,264	+5% $-1,157	+10% $-1,049
Rate	-1.0pp $-1,012	-0.5pp $-1,137	base $-1,264	+0.5pp $-1,394	+1.0pp $-1,525

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1477 Tarpan Ln Allentown, PA	3.0	1.5	1899	$2,700	$1.42	44d	1	0.54mi
5335 Jutland Rd Allentown, PA	3.0	2.5	1899	$2,700	$1.42	44d	1	0.56mi
5380 Jutland Rd Allentown, PA	3.0	2.5	1971	$2,700	$1.37	22d	1	0.60mi
1350 Caspian St Allentown, PA	3.0	2.5	1922	$2,775	$1.44	3d	1	0.63mi

HOA detail

• Monthly dues: $53 · $636/yr
• Likely covers: watergas

Listing history 11 events

1. 2026-05-16
   listed $499,900 Active 1998-char remark
2. 2026-05-14
   listed $499,900 Active 1998-char remark

   Show marketing remark (1998 chars)

   Step away from the "cookie-cutter" and into a residence defined by meticulous upkeep and sophisticated design. This rare corner-lot end unit in the prestigious Vistas of Green Hills isn’t just a townhome; it is a 3,100+ square foot, 4-bedroom, 3.5-bathroom masterpiece. The unique side-entry doorway allows for an expansive, open-concept first floor where inset tray ceilings and ambient uplighting enhance the natural light. This flawless layout includes an intimate dining room featuring a stately gas fireplace setting a sophisticated tone, an extended island in the chefs kitchen, complemented by abundant cabinetry space. This level is completed by a serene private office with beautiful built-in cabinetry, a powder room, and seamless entry to the two-car attached garage. Upstairs, you will find two spacious bedrooms with ample storage, including a large walk-in closet, a shared hall bath, and a dedicated laundry room designed for ultimate convenience. Completing the 2nd floor is the masterful primary en suite- inset tray ceilings amplified by a wall of large shuttered windows make for a serene sanctuary, offering a large walk in closet and a truly inspiring spa like ensuite bath. The discovery continues in the finished lower level, which serves as a complete, modernized secondary living floor. Whether you’re hosting game night in the large family room or serving drinks at the full bar with a built-in wine fridge, this space is built for memories. This level also features a large bedroom/bonus room and full bath, offering a perfect retreat for guests or multi-generational living. Behind the scenes, the home offers exceptional storage and top-tier mechanics, including a dedicated utility room with a PEX manifold, radon mitigation system, and a brand-new gas water heater. Located in the highly coveted Parkland School District, this one-of-a-kind luxury townhome is a definite must-see, with all furnishings negotiable for a truly turn-key transition.

3. 2016-09-22
   soldstatus $290,000 Sold

   Show marketing remark (794 chars)

   Spacious, Sunny and Spotless Luxury End Unit Townhome in South Whitehall! Large Corner Lot in the Vistas at Green Hills provides 3/4 Bedroom, 3.5 Baths Open Concept Living at its Finest! 9ft Ceilings, gas fireplace, fitted 2 piece crown & raised panel moldings, 42 inch kitchen cabinets, plantation shutters, economical gas heat, custom built-in bookcases & French door in the Office, huge Master Bedroom w/ trayed ceiling & bath w/ custom finished vanity & walls, etc, etc. .. All this w/ 900 sq ft of additional living space in the fully finished basement w/ amazing stacked stone bar, wine refrigerator, custom wall table, full bath, bedroom and tons of storage! Conveniently located in close proximity to all major thoroughfares! This one won't last!! Call TODAY!!

4. 2016-09-22
   soldstatus $290,000

   Show marketing remark (794 chars)

   Spacious, Sunny and Spotless Luxury End Unit Townhome in South Whitehall! Large Corner Lot in the Vistas at Green Hills provides 3/4 Bedroom, 3.5 Baths Open Concept Living at its Finest! 9ft Ceilings, gas fireplace, fitted 2 piece crown & raised panel moldings, 42 inch kitchen cabinets, plantation shutters, economical gas heat, custom built-in bookcases & French door in the Office, huge Master Bedroom w/ trayed ceiling & bath w/ custom finished vanity & walls, etc, etc. .. All this w/ 900 sq ft of additional living space in the fully finished basement w/ amazing stacked stone bar, wine refrigerator, custom wall table, full bath, bedroom and tons of storage! Conveniently located in close proximity to all major thoroughfares! This one won't last!! Call TODAY!!

5. 2016-08-09
   status Pending

   Show marketing remark (794 chars)

   Spacious, Sunny and Spotless Luxury End Unit Townhome in South Whitehall! Large Corner Lot in the Vistas at Green Hills provides 3/4 Bedroom, 3.5 Baths Open Concept Living at its Finest! 9ft Ceilings, gas fireplace, fitted 2 piece crown & raised panel moldings, 42 inch kitchen cabinets, plantation shutters, economical gas heat, custom built-in bookcases & French door in the Office, huge Master Bedroom w/ trayed ceiling & bath w/ custom finished vanity & walls, etc, etc. .. All this w/ 900 sq ft of additional living space in the fully finished basement w/ amazing stacked stone bar, wine refrigerator, custom wall table, full bath, bedroom and tons of storage! Conveniently located in close proximity to all major thoroughfares! This one won't last!! Call TODAY!!

6. 2016-08-08
   status Active

   Show marketing remark (794 chars)

   Spacious, Sunny and Spotless Luxury End Unit Townhome in South Whitehall! Large Corner Lot in the Vistas at Green Hills provides 3/4 Bedroom, 3.5 Baths Open Concept Living at its Finest! 9ft Ceilings, gas fireplace, fitted 2 piece crown & raised panel moldings, 42 inch kitchen cabinets, plantation shutters, economical gas heat, custom built-in bookcases & French door in the Office, huge Master Bedroom w/ trayed ceiling & bath w/ custom finished vanity & walls, etc, etc. .. All this w/ 900 sq ft of additional living space in the fully finished basement w/ amazing stacked stone bar, wine refrigerator, custom wall table, full bath, bedroom and tons of storage! Conveniently located in close proximity to all major thoroughfares! This one won't last!! Call TODAY!!

7. 2016-08-02
   status Pending

   Show marketing remark (794 chars)

   Spacious, Sunny and Spotless Luxury End Unit Townhome in South Whitehall! Large Corner Lot in the Vistas at Green Hills provides 3/4 Bedroom, 3.5 Baths Open Concept Living at its Finest! 9ft Ceilings, gas fireplace, fitted 2 piece crown & raised panel moldings, 42 inch kitchen cabinets, plantation shutters, economical gas heat, custom built-in bookcases & French door in the Office, huge Master Bedroom w/ trayed ceiling & bath w/ custom finished vanity & walls, etc, etc. .. All this w/ 900 sq ft of additional living space in the fully finished basement w/ amazing stacked stone bar, wine refrigerator, custom wall table, full bath, bedroom and tons of storage! Conveniently located in close proximity to all major thoroughfares! This one won't last!! Call TODAY!!

8. 2016-07-29
   listed $299,000 Active

   Show marketing remark (794 chars)

   Spacious, Sunny and Spotless Luxury End Unit Townhome in South Whitehall! Large Corner Lot in the Vistas at Green Hills provides 3/4 Bedroom, 3.5 Baths Open Concept Living at its Finest! 9ft Ceilings, gas fireplace, fitted 2 piece crown & raised panel moldings, 42 inch kitchen cabinets, plantation shutters, economical gas heat, custom built-in bookcases & French door in the Office, huge Master Bedroom w/ trayed ceiling & bath w/ custom finished vanity & walls, etc, etc. .. All this w/ 900 sq ft of additional living space in the fully finished basement w/ amazing stacked stone bar, wine refrigerator, custom wall table, full bath, bedroom and tons of storage! Conveniently located in close proximity to all major thoroughfares! This one won't last!! Call TODAY!!

9. 2012-10-25
   soldstatus $275,000
10. 2012-10-12
    soldstatus $275,000
11. 2012-05-03
    listed $288,500

ⓘ 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: $6,335 · $528/mo
• Projected year-2 tax: $7,117 · $593/mo
• Expected delta: +$782/yr (+$65/mo · 12.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,608
• − Mortgage interest: −$28,002
• − Property taxes: −$6,335
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − HOA: −$636
• − Depreciation: −$14,543
• Taxable loss: −$24,625
• Est. tax savings @ 24.0%: +$5,910
• After-tax cash flow: $-9,259/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: 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 — Cetronia

• Score: 93/100
• State rank: #6
• US rank: #18

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,804

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Two or more races 8% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▲ 0.88%
• Current HPI: 277.9781
• Rent YoY: —
• Metro: —
• 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

+73.3% since first listed

13 events — show timeline

• 2026-05-23 Pending — GLVRMLS
• 2026-05-23 Pending — BRIGHT MLS
• 2026-05-16 Listed $499,900 BRIGHT MLS
• 2026-05-14 Listed $499,900 GLVRMLS
• 2016-09-22 Sold (Public Records) $290,000 Public Records
• 2016-09-22 Sold (MLS) $290,000 GLVRMLS
• 2016-08-09 Pending — GLVRMLS
• 2016-08-08 Relisted — GLVRMLS
• 2016-08-02 Pending — GLVRMLS
• 2016-07-29 Listed $299,000 GLVRMLS
• 2012-10-25 Sold (Public Records) $275,000 Public Records
• 2012-10-12 Sold (MLS) $275,000 GLVRMLS
• 2012-05-03 Listed $288,500 GLVRMLS

Property tax history

+2.1%/yr

Latest (2026): $6,335 · +3.9% YoY. Source: county tax records.