230 Rexmont Rd · Cornwall, PA 17042

$179,900

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 119 Days on market

Built 1869 1,742 sqft lot Est $264k · 32% under

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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 +13.4/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this historic row home in Anthracite Village, nestled in a quiet Cornwall neighborhood with easy access to local amenities and the Quentin shopping district. This charming property features a unique layout with 3 bedrooms and 1 bathroom, offering character you won’t find in a typical home. Fresh paint throughout provides a clean, move-in-ready feel. Enjoy the convenience of off-street parking, a fenced backyard perfect for relaxing or entertaining, and a large shed for additional storage. Whether you’re a first-time homebuyer looking to build equity or an investor seeking a solid opportunity, this vacant home is easy to show and ready for its next owner. Motivated sel

Key facts

• Built 1869
• Listed 119 days

Property features AI

Finance

• Other: Lease not considered
• Financial info: Fee simple ownership; Below-grade finished area: 160; Above-grade finished area: 910; Total below-grade area reported as 160

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service; Oil hot water
• Home design: Interior townhouse/rowhouse; Entry configured in townhouse/rowhouse style
• Construction: Vinyl siding exterior; Shingle roof; Permanent foundation; Above-grade and below-grade structures; Year built per assessor
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Hot water heating; Heating fuel: oil and other; Window air conditioning units; Ceiling fans
• Interior features: Unfinished basement; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $5 ($57/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 $151k (16.0% below list).
• Recommended offer: $151k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 0.9% in Cornwall — 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 70/100 on livability (#740 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cornwall-Lebanon SD (suburban): math 37% / reading 56% proficiency, ranked #219 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 264 active listings in the ZIP; 315 units permitted in Lebanon County in 2024 (36 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 $5k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $180k implies a 620% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1869 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,113 (16.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1869 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $264,290
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Rex	0.67mi	3/2.0 (+1)	1,192 (+11%)	9mo	$295,000	$247	33
356 Rexmont Rd	0.72mi	3/1.0 (+1)	1,196 (+12%)	19mo	$218,000	$182	26

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 · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-28,048
• Equity at exit: $26,824

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-20,716
• Equity at exit: $15,554

Cash invested: $50,372 (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 17042

• Rents YoY: 3.5%
• Active inventory: 264
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$171 /mo · $2,048/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $5

Break-even live

Break-even rent $1,505

Max offer price $179,900

Occupancy floor 95%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-04-02
   historical Active Under Contract
3. 2026-03-02
   price $179,900
4. 2025-12-05
   listed $185,000 Active
5. 2025-10-13
   historical $185,000
6. 1988-01-25
   soldstatus $25,000

ⓘ 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: $2,048 · $171/mo
• Projected year-2 tax: $2,445 · $204/mo
• Expected delta: +$397/yr (+$33/mo · 19.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,134
• − Mortgage interest: −$10,077
• − Property taxes: −$2,048
• − Insurance: −$900
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$5,233
• Taxable loss: −$3,026
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $783/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: Cornwall-Lebanon SD
• NCES district ID: 4206840
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $62,483
• Composite: 41.0/100
• National rank: #3589
• State rank: #219 of 539 in PA

Livability — Cornwall

• Score: 70/100
• State rank: #740
• US rank: #7415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cornwall, PA
• County: Lebanon County · 95,836 people
• City population: 40,670
• Metro: Lebanon, PA
• Population (ZIP): 40,161
• Household income: $74,831
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 801.0

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 8% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Dominican 1%
• Common ancestry: Romanian 2% Polish 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.28%
• Current HPI: 192.3643
• Rent YoY: ▲ 3.53%
• Metro: Lebanon, PA
• 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

+619.6% since first listed

6 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-02 Contingent — BRIGHT MLS
• 2026-03-02 Price Changed $179,900 BRIGHT MLS
• 2025-12-05 Listed $185,000 BRIGHT MLS
• 2025-10-13 Coming Soon $185,000 BRIGHT MLS
• 1988-01-25 Sold (Public Records) $25,000 Public Records

Property tax history

+3.5%/yr

Latest (2026): $2,048 · +4.1% YoY. Source: county tax records.