842 Chestnut St · Emmaus, PA 18049

$199,900

3 bd · 1.0 ba · 1,558 sqft · Townhouse public records · 16 Days on market

Built 1912 2,500 sqft lot Est $296k · 32% under

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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).

• Cash flow +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.1/10.0
• Schools +4.8/10.0
• Livability +4.3/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Cute, Cute, Cute * * * Large Living Room/Dining Room Combination * * * Spacious Eat-in Kitchen * * * 1st Floor Powder Room/Laundry/Mudroom * * * Oil Hot Water Heat & Gas Hot Water & 100 Amp Eletric Service * * * Roof - 5 Years Old - Fiberglass Shingle

Key facts

• Covered front porch
• New gas boiler
• Walk-up attic

Tags

• COVERED FRONT PORCH
• PRIVATE COVERED PORCH
• WALK-UP ATTIC
• DETACHED OVERSIZED GARAGE
• NEW GAS BOILER
• REPLACEMENT WINDOWS

Property features AI

Finance

• HOA & community: Curbs; Sidewalks; Zoned R-HO

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story brick home
• Construction: Brick construction; Tar/gravel roof; Exterior entry basement; Built above grade finished area: 1,558
• Exterior features: Porch

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Second-floor bedroom (10 x 9); Second-floor bedroom (12 x 11); Second-floor bedroom (14 x 12)
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Gas heating with radiators; Wall/window cooling units; Gas water heater
• Interior features: Replacement windows; Attic; Dining area; Separate/formal dining room; Storage; Walk-in closet(s)
• Laundry & utility: Washer hookup (main level); Dryer hookup (main level); Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.4% in Emmaus — 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 86/100 on livability (#61 in PA, #424 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute F.
• East Penn SD (suburban): math 43% / reading 65% proficiency, ranked #103 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.2%/yr); 95 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $80k; list at $200k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.11% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $296,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
657 Walnut St	0.26mi	3/1.5	1,625 (+4%)	4mo	$250,000	$154	76
618 Broad St	0.35mi	3/2.0	1,548 (-1%)	6mo	$267,500	$173	73
630 Walnut St	0.31mi	3/2.0	1,488 (-4%)	2mo	$350,000	$235	73
642 Broad St	0.31mi	3/1.0	1,648 (+6%)	8mo	$262,100	$159	69
417 S 7th St	0.44mi	3/1.5	1,648 (+6%)	4mo	$261,000	$158	64
530 Chestnut St	0.46mi	2/2.0 (-1)	1,594 (+2%)	2mo	$260,000	$163	64
343 Broad St	0.68mi	3/2.0	1,539 (-1%)	2mo	$275,000	$179	61
1258 Arch St	0.53mi	3/2.5	1,415 (-9%)	5mo	$370,000	$261	50
309 Delong Ave	0.48mi	3/2.5	1,741 (+12%)	5mo	$350,000	$201	48
122 S 4th St	0.60mi	3/1.0	1,341 (-14%)	2mo	$255,000	$190	47
1262 Arch St	0.54mi	3/2.5	1,414 (-9%)	8mo	$365,000	$258	47
1268 Arch St	0.54mi	3/2.5	1,414 (-9%)	9mo	$365,000	$258	46

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-8,914
• Equity at exit: $29,806

10-year hold

• IRR: 9.1%
• Equity multiple: 1.81×
• Total profit: $45,365
• 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 18049

• Rents YoY: 6.2%
• Active inventory: 95
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$365 /mo · $4,381/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $252

Break-even live

Break-even rent $1,895

Max offer price $199,900

Occupancy floor 84%

Sensitivity live

Price	-10% $365	-5% $309	+0% $252	+5% $196	+10% $139
Rent	-10% $77	-5% $165	+0% $252	+5% $340	+10% $427
Rate	-1.0pp $353	-0.5pp $303	base $252	+0.5pp $200	+1.0pp $148

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Chestnut St Emmaus, PA	3.0	2.5	1352	$2,100	$1.55	44d	1	0.03mi
102 N 10th St Emmaus, PA	1.0–2.0	1.0–1.5	880	$2,180	$2.48	3d	24	0.15mi
449 Chestnut St Unit 2nd Floor Emmaus, PA	2.0	1.0	1100	$1,325	$1.20	44d	1	0.52mi
300 Furnace St Emmaus, PA	1.0–2.0	1.5–2.0	1147	$2,425	$2.11	3d	12	0.79mi
3740 Samantha Ln Upper Milford Township, PA	3.0	3.5	2030	$2,800	$1.38	44d	1	1.28mi

Listing history 14 events

1. 2026-06-18
   days on market $199,900 Active 16 DOM
2. 2026-06-17
   days on market $199,900 Active 15 DOM
3. 2026-06-16
   days on market $199,900 Active 14 DOM
4. 2026-06-15
   days on market $199,900 Active 13 DOM
5. 2026-06-14
   days on market $199,900 Active 11 DOM
6. 2026-06-13
   pricedays on market $199,900 Active 10 DOM
7. 2026-06-10
   days on market $209,000 Active 8 DOM
8. 2026-06-09
   days on market $209,000 Active 7 DOM
9. 2026-06-08
   days on market $209,000 Active 6 DOM
10. 2026-06-07
    days on market $209,000 Active 5 DOM
11. 2026-06-05
    days on market $209,000 Active 2 DOM
12. 2026-06-02
    listing id $209,000 Active 1 DOM
13. 2026-06-01
    remarks 693-char remark
14. 2026-06-01
    listed $209,000 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: $4,381 · $365/mo
• Projected year-2 tax: $4,381 · $365/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $26,566
• − Mortgage interest: −$11,198
• − Property taxes: −$4,381
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$5,815
• Taxable loss: −$78
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $3,046/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: East Penn SD
• NCES district ID: 4208550
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $70,679
• Composite: 47.99/100
• National rank: #2200
• State rank: #103 of 539 in PA

Livability — Emmaus

• Score: 86/100
• State rank: #61
• US rank: #424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emmaus, PA
• County: Lehigh County · 333,019 people
• City population: 18,941
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 18,941
• Household income: $93,694
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 645.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 4% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% Arabic 3% 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: ▼ -192.33%
• Current HPI: 263.1517
• Rent YoY: ▲ 6.18%
• 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

+180.5% since first listed

7 events — show timeline

• 2026-06-01 Listed $209,000 GLVRMLS
• 2002-06-03 Sold (Public Records) $79,900 Public Records
• 2002-05-31 Sold (MLS) $79,900 GLVRMLS
• 2002-02-04 Listed $84,900 GLVRMLS
• 2002-01-09 Listing Removed — GLVRMLS
• 2001-10-12 Listed $89,900 GLVRMLS
• 1993-04-01 Sold (Public Records) $74,500 Public Records

Property tax history

+3.2%/yr

Latest (2026): $4,381 · +3.0% YoY. Source: county tax records.