793 Delaware Ave · Palmerton, PA 18071

$180,000

2 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 145 Days on market

Built 1877 4,269 sqft lot $139/sqft · 13% below area Est $206k · 13% 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 +13.3/15.0
• Cash flow +11.2/30.0
• Livability +4.3/5.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 1200+ sq ft twin home in the heart of beautiful Palmerton! Ideally located on Delaware Avenue and within walking distance to local restaurants, shops, parks and more. This home features a HUGE living room, 3 bedrooms, 1.5 baths, laundry on the first floor, hardwood floors, an oversized 1 car garage and a fenced yard. This home has both convenience and charm and offers potential to add value. It is zoned R3 (Residential/Light Commercial) which may offer flexible use opportunities depending on your needs! Schedule your showing right away!

Key facts

• Garage
• Built 1877
• Listed 144 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (11.4% below list).
• Recommended offer: $156k (13.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#54 in PA, #339 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D-.
• Palmerton Area SD (suburban): math 37% / reading 56% proficiency, ranked #234 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 180 units permitted in Carbon County in 2024 (10 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.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1877 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,152 (13.2% 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. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1877 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (median comp): $206,496
• List price: $180,000
• Delta: -12.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Franklin Ave	0.12mi	3/1.5 (+1)	1,354 (+5%)	20mo	$341,000	$252	65
30 Little Gap Rd	0.34mi	3/2.0 (+1)	1,260 (-2%)	11mo	$172,000	$137	64
721 Lafayette Ave	0.18mi	2/1.0	1,190 (-8%)	17mo	$245,000	$206	62
55 Mill Rd	0.41mi	3/1.0 (+1)	1,376 (+6%)	10mo	$52,000	$38	55
3745 Fireline Rd	0.49mi	3/1.0 (+1)	1,407 (+9%)	2mo	$260,000	$185	54
3845 Forest Inn Rd	0.52mi	3/1.0 (+1)	1,152 (-11%)	7mo	$203,000	$176	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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-37,649
• Equity at exit: $26,839

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-43,383
• Equity at exit: $15,563

Cash invested: $50,400 (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 18071

• Home prices YoY: -26.4%
• Active inventory: 41
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$309 /mo · $3,709/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-135

Break-even live

Break-even rent $1,765

Max offer price $156,152

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Lehigh Ave Palmerton, PA	2.0	1.0	912	$1,695	$1.86	43d	1	0.24mi
96-98 Lehigh Ave Unit 98 Palmerton, PA	2.0	1.0	1150	$1,200	$1.04	18d	1	1.18mi

Listing history 31 events

1. 2026-06-15
   days on market $180,000 Active 145 DOM
2. 2026-06-13
   days on market $180,000 Active 143 DOM
3. 2026-06-12
   days on market $180,000 Active 142 DOM
4. 2026-06-09
   days on market $180,000 Active 139 DOM
5. 2026-06-08
   days on market $180,000 Active 138 DOM
6. 2026-06-08
   days on market $180,000 Active 137 DOM
7. 2026-06-07
   days on market $180,000 Active 136 DOM
8. 2026-06-04
   days on market $180,000 Active 133 DOM
9. 2026-06-02
   days on market $180,000 Active 132 DOM
10. 2026-06-01
    days on market $180,000 Active 131 DOM
11. 2026-05-31
    days on market $180,000 Active 130 DOM
12. 2026-02-25
    price $180,000 558-char remark

    Show marketing remark (558 chars)

    Welcome to this 1200+ sq ft twin home in the heart of beautiful Palmerton! Ideally located on Delaware Avenue and within walking distance to local restaurants, shops, parks and more. This home features a HUGE living room, 3 bedrooms, 1.5 baths, laundry on the first floor, hardwood floors, an oversized 1 car garage and a fenced yard. This home has both convenience and charm and offers potential to add value. It is zoned R3 (Residential/Light Commercial) which may offer flexible use opportunities depending on your needs! Schedule your showing right away!

13. 2026-02-24
    price $180,000 558-char remark

    Show marketing remark (558 chars)

    Welcome to this 1200+ sq ft twin home in the heart of beautiful Palmerton! Ideally located on Delaware Avenue and within walking distance to local restaurants, shops, parks and more. This home features a HUGE living room, 3 bedrooms, 1.5 baths, laundry on the first floor, hardwood floors, an oversized 1 car garage and a fenced yard. This home has both convenience and charm and offers potential to add value. It is zoned R3 (Residential/Light Commercial) which may offer flexible use opportunities depending on your needs! Schedule your showing right away!

14. 2026-01-22
    listed $185,000 Active 558-char remark

    Show marketing remark (558 chars)

    Welcome to this 1200+ sq ft twin home in the heart of beautiful Palmerton! Ideally located on Delaware Avenue and within walking distance to local restaurants, shops, parks and more. This home features a HUGE living room, 3 bedrooms, 1.5 baths, laundry on the first floor, hardwood floors, an oversized 1 car garage and a fenced yard. This home has both convenience and charm and offers potential to add value. It is zoned R3 (Residential/Light Commercial) which may offer flexible use opportunities depending on your needs! Schedule your showing right away!

15. 2026-01-22
    listed $185,000 Active 558-char remark

    Show marketing remark (558 chars)

    Welcome to this 1200+ sq ft twin home in the heart of beautiful Palmerton! Ideally located on Delaware Avenue and within walking distance to local restaurants, shops, parks and more. This home features a HUGE living room, 3 bedrooms, 1.5 baths, laundry on the first floor, hardwood floors, an oversized 1 car garage and a fenced yard. This home has both convenience and charm and offers potential to add value. It is zoned R3 (Residential/Light Commercial) which may offer flexible use opportunities depending on your needs! Schedule your showing right away!

16. 2026-01-19
    historical $185,000 558-char remark

    Show marketing remark (558 chars)

    Welcome to this 1200+ sq ft twin home in the heart of beautiful Palmerton! Ideally located on Delaware Avenue and within walking distance to local restaurants, shops, parks and more. This home features a HUGE living room, 3 bedrooms, 1.5 baths, laundry on the first floor, hardwood floors, an oversized 1 car garage and a fenced yard. This home has both convenience and charm and offers potential to add value. It is zoned R3 (Residential/Light Commercial) which may offer flexible use opportunities depending on your needs! Schedule your showing right away!

17. 2024-04-01
    soldstatus $180,000
18. 2024-03-27
    soldstatus $180,000 Sold
19. 2024-02-09
    listed $180,000
20. 2022-10-14
    historical
21. 2022-10-14
    historical
22. 2022-08-12
    soldstatus $118,000
23. 2022-08-10
    soldstatus $118,000
24. 2022-05-19
    listed $125,000
25. 2022-04-18
    price $79,400
26. 2017-07-02
    historical
27. 2016-12-10
    listed $89,900 Active
28. 2016-04-28
    listed $89,900
29. 2016-04-28
    listed $89,900
30. 2016-03-17
    listed $89,900
31. 1985-11-21
    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: $3,709 · $309/mo
• Projected year-2 tax: $3,709 · $309/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,131
• − Mortgage interest: −$10,083
• − Property taxes: −$3,709
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$5,236
• Taxable loss: −$4,655
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $-503/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: Palmerton Area SD
• NCES district ID: 4218360
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $55,180
• Composite: 40.3/100
• National rank: #3758
• State rank: #234 of 539 in PA

Livability — Palmerton

• Score: 86/100
• State rank: #54
• US rank: #339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmerton, PA
• Population (ZIP): 11,047

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Polish 7% Iranian 4% Subsaharan African 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.32%
• Current HPI: 179.6388
• 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

+620.0% since first listed

20 events — show timeline

• 2026-02-25 Price Changed $180,000 BRIGHT MLS
• 2026-02-24 Price Changed $180,000 GLVRMLS
• 2026-01-22 Listed $185,000 GLVRMLS
• 2026-01-22 Listed $185,000 BRIGHT MLS
• 2026-01-19 Coming Soon $185,000 BRIGHT MLS
• 2024-04-01 Sold (Public Records) $180,000 Public Records
• 2024-03-27 Sold (MLS) $180,000 GLVRMLS
• 2024-02-09 Listed $180,000 GLVRMLS
• 2022-10-14 Listing Removed — GLVRMLS
• 2022-10-14 Listing Removed — GLVRMLS
• 2022-08-12 Sold (Public Records) $118,000 Public Records
• 2022-08-10 Sold (MLS) $118,000 PMAR
• 2022-05-19 Listed $125,000 PMAR
• 2022-04-18 Price Changed $79,400 GLVRMLS
• 2017-07-02 Listing Removed — GLVRMLS
• 2016-12-10 Listed $89,900 GLVRMLS
• 2016-04-28 Listed $89,900 GLVRMLS
• 2016-04-28 Listed $89,900 GLVRMLS
• 2016-03-17 Listed $89,900 PMAR
• 1985-11-21 Sold (Public Records) $25,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $3,709 · +3.5% YoY. Source: county tax records.