4437 Sybil Dr · North Whitehall, PA 18069

$115,900

2 bd · 2.0 ba · 792 sqft · Other · 15 Days on market

Built 2026 Poor condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Appreciation +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Welcome home to this beautiful brand-new 2 bedroom, 2 bathroom home located in the desirable Woodside MHP community! This modern home offers the perfect blend of comfort, style, and low-maintenance living. Step inside to an open-concept layout featuring a spacious living area that flows seamlessly into a bright, fully equipped kitchen with sleek cabinetry, energy-efficient appliances, and plenty of counter space-perfect for entertaining or everyday living. The primary bedroom includes a private en-suite bathroom for added convenience, while the second bedroom and full guest bath provide flexibility for family, guests, or a home office. With brand-new finishes throughout, energy-efficient co

Key facts

• Built 2026
• Listed 15 days

Property features AI

Exterior

• Home design: New construction completed in 2026
• Construction: Built in 2026
• Exterior features: Located in the Orefield subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $116k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $116k).
• Recommended offer: $114k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 51 active listings in the ZIP; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($801 loan paydown + $1k appreciation (0.9% local appreciation)).
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,161 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.47% ✓
• Cap rate: 21.39%
• Cash-on-cash: 53.93%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 56.5%
• Equity multiple: 3.91×
• Total profit: $94,405
• Equity at exit: $38,828

10-year hold

• IRR: 58.1%
• Equity multiple: 7.87×
• Total profit: $222,905
• Equity at exit: $51,032

Cash invested: $32,452 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,860 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,738/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $1,458

Break-even live

Break-even rent $1,014

Max offer price $115,900

Occupancy floor 44%

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $115,900 Active 15 DOM
2. 2026-06-17
   days on market $115,900 Active 14 DOM
3. 2026-06-16
   days on market $115,900 Active 13 DOM
4. 2026-06-15
   days on market $115,900 Active 12 DOM
5. 2026-06-14
   days on market $115,900 Active 10 DOM
6. 2026-06-13
   days on market $115,900 Active 9 DOM
7. 2026-06-10
   days on market $115,900 Active 7 DOM
8. 2026-06-09
   days on market $115,900 Active 6 DOM
9. 2026-06-08
   days on market $115,900 Active 5 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $115,900 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 13% 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: $34,320
• − Mortgage interest: −$6,492
• − Property taxes: −$1,738
• − Insurance: −$580
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − Depreciation: −$3,372
• Taxable income: $16,647
• Est. tax owed @ 24.0%: −$3,995
• After-tax cash flow: $13,506/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

The home requires extensive repairs and updates, including a new roof, siding, windows, HVAC system, and landscaping, to become move-in ready and significantly increase its value.

Repairs flagged

• Major roof — No visible roof in the provided images.
• Major exterior siding — No visible exterior siding in the provided images.
• Major windows — No visible windows in the provided images.
• Major HVAC/mechanical — No visible HVAC/mechanical in the provided images.
• Major landscaping — No visible landscaping in the provided images.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and value.
• Both exterior siding repair — Repairing or replacing the siding would enhance the home's curb appeal and value.
• Both window replacement — New windows would improve energy efficiency and the home's overall appearance.
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value.
• Both landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape would significantly boost the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the provided images.	Major	$15,000–50,000
exterior siding · No visible exterior siding in the provided images.	Major	$15,000–50,000
windows · No visible windows in the provided images.	Major	$15,000–50,000
HVAC/mechanical · No visible HVAC/mechanical in the provided images.	Major	$15,000–50,000
landscaping · No visible landscaping in the provided images.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Both exterior siding repair — Repairing or replacing the siding would enhance the home's curb appeal and value. ↑
• Both window replacement — New windows would improve energy efficiency and the home's overall appearance. ↑
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape would significantly boost the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — North Whitehall

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

1 event — show timeline

• 2026-06-04 Listed $115,900 FSBO.com