226 Church St · Catasauqua, PA 18032

$199,900

2 bd · 1.0 ba · 1,084 sqft · Townhouse public records · 4 Days on market

Built 1860 2,068 sqft lot Est $204k · at est.

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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 +15.9/30.0
• ARV discount +8.4/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled 3 bedroom twin! This home features an open floor plan living room & dining room with gorgeous hardwood floors. The large kitchen boasts newer cabinets & stainless steel appliances! Beautiful full bathroom with a new vanity. Newer carpets and windows throughout! Great fenced in backyard with outside storage area. Covered front porch. Move in ready!!! Minutes from the Lehigh Valley Airport, Lehigh River & Rt 22. Don't miss out! Call TODAY!

Key facts

• Covered front porch
• Flexible bonus space
• Finished third floor

Tags

• COVERED FRONT PORCH
• SPACIOUS EAT-IN KITCHEN
• DIRECT ACCESS TO BACKYARD
• FULL BATHROOM ON FIRST FLOOR
• FINISHED THIRD FLOOR
• FLEXIBLE BONUS SPACE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable available; 100 amp electrical service with circuit breakers
• Home design: 2-story property; Has a view; Zoned R3
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass roof; Partially finished below-grade area
• Exterior features: Porch; Fence; Yard fenced; Flat lot; Not in subdivision; Public road frontage; Paved road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Total rooms: 7; Has basement (partially finished)
• Flooring: Ceramic tile; Hardwood; Laminate; Resilient flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating with baseboard; Wall/window cooling units
• Interior features: Dining area; Separate/formal dining room; Eat-in kitchen; Wired for data
• Laundry & utility: Washer; Dryer; Laundry located on lower level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $188k (5.7% below list).
• Recommended offer: $188k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.9% in Catasauqua — 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 75/100 on livability (#443 in PA, #4,039 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Catasauqua Area SD (suburban): math 23% / reading 41% proficiency, ranked #431 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Francis H Sheckler El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 534 students, 100% FRL); Catasauqua Ms (math 17% / reading 40%, grade F, #395 of 512 statewide, top 78%, 448 students, 100% FRL); Catasauqua Shs (math 42% / reading 24%, grade F, #325 of 437 statewide, top 75%, 473 students, 81% FRL) — zoned schools average 94% FRL vs 39% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• 10 sale attempts since 19y 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 $200k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — 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 $188,450 (5.7% below list)

Questions for the listing agent

1. Built in 1860 — 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. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $203,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Mulberry St	0.17mi	2/1.0	1,105 (+2%)	7mo	$160,000	$145	83
230 Peach St	0.06mi	3/1.0 (+1)	1,138 (+5%)	12mo	$190,000	$167	74
327 Church St	0.06mi	3/1.0 (+1)	1,023 (-6%)	13mo	$200,000	$196	72
142 Front St	0.23mi	3/1.0 (+1)	1,136 (+5%)	7mo	$206,000	$181	70
419 Crane St	0.06mi	3/1.0 (+1)	1,152 (+6%)	14mo	$184,500	$160	70
411 Limestone St	0.02mi	3/1.0 (+1)	1,187 (+10%)	11mo	$231,000	$195	69
219 Mulberry St	0.18mi	2/1.0	974 (-10%)	8mo	$169,900	$174	68
344 American St	0.19mi	3/1.5 (+1)	1,168 (+8%)	13mo	$269,900	$231	60
2114 Main St	0.56mi	3/1.0 (+1)	1,080 (-0%)	10mo	$202,500	$188	60
1028 Railroad St	0.47mi	2/1.0	945 (-13%)	3mo	$180,000	$190	54
324 Walnut St	0.26mi	3/1.5 (+1)	1,243 (+15%)	4mo	$215,000	$173	53
258 Poplar St	0.57mi	3/1.5 (+1)	1,216 (+12%)	2mo	$250,000	$206	45

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-26,298
• Equity at exit: $29,806

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-14,953
• Equity at exit: $17,284

Cash invested: $55,972 (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 18032

• Home prices YoY: -34.7%
• Active inventory: 49
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$262 /mo · $3,145/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $95

Break-even live

Break-even rent $1,764

Max offer price $199,900

Occupancy floor 90%

Sensitivity live

Price	-10% $208	-5% $152	+0% $95	+5% $39	+10% $-18
Rent	-10% $-54	-5% $21	+0% $95	+5% $170	+10% $244
Rate	-1.0pp $196	-0.5pp $146	base $95	+0.5pp $43	+1.0pp $-9

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Church St Catasauqua, PA	3.0	1.5	1500	$2,275	$1.52	4d	1	0.06mi
423 Front St #2 Catasauqua, PA	3.0	1.0	1150	$1,750	$1.52	4d	1	0.12mi
146 Front St Unit 2 Catasauqua, PA	3.0	1.0	800	$1,400	$1.75	25d	1	0.24mi
324 Walnut St Catasauqua, PA	3.0	1.5	1243	$2,000	$1.61	45d	1	0.25mi
119 School St Catasauqua, PA	2.0	1.0	931	$2,100	$2.26	4d	1	0.27mi
729 3rd St Whitehall, PA	3.0	2.0	1100	$2,500	$2.27	23d	1	0.30mi
1108 3rd St Catasauqua, PA	3.0	2.0	1400	$1,795	$1.28	4d	1	0.48mi
1219 3rd St Unit 1 Catasauqua, PA	2.0	1.0	825	$1,675	$2.03	16d	1	0.61mi
895 Walnut St Catasauqua, PA	2.0	1.0	860	$1,602	$1.86	4d	1	0.67mi
1239 Washington St Whitehall, PA	2.0	1.0	1013	$1,375	$1.36	45d	1	0.76mi
5 Stonewood Pl Catasauqua, PA	3.0	1.5	1184	$2,300	$1.94	15d	1	0.84mi
121 E Union St Whitehall, PA	2.0	1.0	794	$2,400	$3.02	16d	1	0.85mi
1301 Mickley Rd Whitehall, PA	1.0	1.0	756	$1,445	$1.91	45d	1	0.99mi
3124 N 2nd St Whitehall, PA	2.0	1.0	1139	$1,750	$1.54	4d	1	1.11mi
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	46d	1	1.46mi
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	20d	1	1.46mi

Listing history 3 events

1. 2026-06-22
   days on market $199,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $199,900 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: $3,145 · $262/mo
• Projected year-2 tax: $3,151 · $263/mo
• Expected delta: +$7/yr (+$1/mo · 0.2%)

ⓘ 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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,614
• − Mortgage interest: −$11,198
• − Property taxes: −$3,145
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$5,815
• Taxable loss: −$2,161
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $1,660/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: Catasauqua Area SD
• NCES district ID: 4205160
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 41% ▼ -21.00%
• Median HH income: $53,073
• Composite: 28.09/100
• National rank: #6832
• State rank: #431 of 539 in PA

Livability — Catasauqua

• Score: 75/100
• State rank: #443
• US rank: #4039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catasauqua, PA
• County: Lehigh County · 333,019 people
• City population: 9,555
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 9,555
• Household income: $81,098
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 221.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Danish 4% Polish 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -159.00%
• Current HPI: 299.4376
• 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

+387.6% since first listed

26 events — show timeline

• 2026-06-15 Listed $199,900 GLVRMLS
• 2018-05-21 Sold (Public Records) $109,900 Public Records
• 2018-05-18 Sold (MLS) $109,900 TREND
• 2018-05-18 Sold (MLS) $109,900 BRIGHT MLS
• 2018-05-18 Sold (MLS) $109,900 GLVRMLS
• 2018-04-07 Pending — BRIGHT MLS
• 2018-04-07 Pending — TREND
• 2018-04-07 Pending — GLVRMLS
• 2018-03-28 Listed $109,900 TREND
• 2018-03-28 Listed $109,900 BRIGHT MLS
• 2018-03-27 Listed $109,900 GLVRMLS
• 2013-07-10 Listing Removed — BRIGHT MLS
• 2013-07-10 Listing Removed — GLVRMLS
• 2012-08-14 Listed $89,900 BRIGHT MLS
• 2012-08-14 Listed $89,900 GLVRMLS
• 2012-06-01 Sold (MLS) $45,000 GLVRMLS
• 2012-04-27 Listed $47,500 GLVRMLS
• 2008-12-21 Sold (Public Records) $75,000 Public Records
• 2008-03-10 Sold (Public Records) $112,000 Public Records
• 2008-03-10 Sold (MLS) $112,000 GLVRMLS
• 2008-02-09 Listed $119,900 GLVRMLS
• 2007-12-21 Sold (MLS) $75,000 GLVRMLS
• 2007-12-21 Sold (MLS) $75,000 GLVRMLS
• 2007-11-04 Listed $69,450 GLVRMLS
• 2007-11-04 Listed $69,450 GLVRMLS
• 1994-11-01 Sold (Public Records) $41,000 Public Records

Property tax history

+4.6%/yr

Latest (2026): $3,145 · +3.4% YoY. Source: county tax records.