1326 Ferry St · Easton, PA 18042

$234,900

4 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 42 Days on market

Built 1900 3,000 sqft lot Est $285k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large detached garage, fenced yard, maintenance-free exterior, gas heating system only a few years old, great storage attic, covered porch & covered patio, on corner. Quick possession. There is a memorial bush in the back that does not stay.

Key facts

• New hvac
• Hot water heater
• Chimney liner 2025

Tags

• ROOF IN 2024
• CHIMNEY LINER 2025
• REPLACEMENT WINDOWS
• NEW HVAC
• HOT WATER HEATER
• FULLY EQUIPPED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $53 ($634/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 $213k (9.4% below list).
• Recommended offer: $213k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Easton — 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 84/100 on livability (#92 in PA, #667 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+.
• Easton Area SD (suburban): math 31% / reading 44% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Paxinosa El Sch (math 12% / reading 17%, grade F, #1,346 of 1,518 statewide, top 89%, 579 students, 100% FRL); Easton Area Ms (math 16% / reading 43%, grade F, #385 of 512 statewide, top 76%, 1,874 students, 100% FRL); Easton Area Hs (math 49% / reading 44%, grade D-, #173 of 437 statewide, top 40%, 2,844 students, 92% FRL) — zoned schools average 97% FRL vs 40% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 191 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $98k; list at $235k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $212,728 (9.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $285,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 S 13th St	0.05mi	4/1.0	1,488 (+3%)	5mo	$240,000	$161	86
1447 Ferry St	0.14mi	4/1.5	1,390 (-4%)	10mo	$280,000	$201	80
1524 Bushkill St	0.37mi	4/1.0	1,450 (+1%)	4mo	$306,000	$211	76
138 S 17th St	0.34mi	3/1.5 (-1)	1,442 (+0%)	7mo	$287,500	$199	73
1133 Spring Garden St	0.33mi	3/1.5 (-1)	1,486 (+3%)	4mo	$220,000	$148	71
204 N 9th St	0.50mi	3/1.0 (-1)	1,450 (+1%)	2mo	$267,000	$184	67
722 Wolf Ave	0.57mi	3/2.0 (-1)	1,540 (+7%)	4mo	$230,000	$149	52
1631 Spring Garden St	0.43mi	3/2.0 (-1)	1,600 (+11%)	6mo	$331,000	$207	50
685 Pearl St	0.63mi	4/1.5	1,615 (+12%)	7mo	$235,000	$146	44
173 Spring St	0.64mi	3/1.5 (-1)	1,306 (-9%)	10mo	$262,500	$201	42
833 Spring Garden St	0.52mi	3/1.0 (-1)	1,610 (+12%)	11mo	$239,900	$149	40
424 S 21st St	0.72mi	3/1.5 (-1)	1,641 (+14%)	3mo	$325,000	$198	36

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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-30,434
• Equity at exit: $35,024

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-3,959
• Equity at exit: $20,310

Cash invested: $65,772 (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 18042

• Rents YoY: 4.9%
• Active inventory: 191
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$298 /mo · $3,577/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $53

Break-even live

Break-even rent $2,060

Max offer price $234,900

Occupancy floor 93%

Sensitivity live

Price	-10% $186	-5% $119	+0% $53	+5% $-14	+10% $-80
Rent	-10% $-115	-5% $-31	+0% $53	+5% $137	+10% $221
Rate	-1.0pp $171	-0.5pp $113	base $53	+0.5pp $-8	+1.0pp $-70

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 N 13th St Easton, PA	4.0	3.0	1736	$2,300	$1.32	4d	1	0.19mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	4d	1	0.24mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	4d	1	0.30mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	16d	1	0.31mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	45d	1	0.35mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	25d	1	0.36mi
912 Spring Garden St Easton, PA	4.0	2.0	1534	$2,400	$1.56	45d	1	0.44mi
35 N 9th St Easton, PA	4.0	2.0	1512	$2,250	$1.49	4d	1	0.46mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	25d	1	0.48mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	45d	1	0.48mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	4d	1	0.49mi
909 Jackson St Unit 2 Easton, PA	3.0	1.0	1300	$2,350	$1.81	45d	1	0.55mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	16d	1	0.60mi
2001 Ferry St Easton, PA	3.0	1.0	1440	$2,200	$1.53	45d	1	0.64mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	45d	1	0.74mi
2125 Northampton St Easton, PA	3.0	1.0	1440	$2,000	$1.39	16d	1	0.80mi
2248 Birch St Easton, PA	3.0	1.5	1425	$1,850	$1.30	45d	1	0.90mi
1065 Bushkill Dr Easton, PA	3.0	1.5	1250	$2,500	$2.00	45d	1	0.97mi
276 W Saint Joseph St Easton, PA	3.0	1.5	1315	$1,700	$1.29	45d	1	0.98mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	16d	1	0.99mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	4d	1	0.99mi
2434 Birch St Easton, PA	3.0	1.0	1294	$1,900	$1.47	4d	1	1.04mi
804 Reynolds St Easton, PA	5.0	1.0	1260	$2,200	$1.75	25d	1	1.07mi
322 Saint John St Easton, PA	3.0	1.5	1583	$1,895	$1.20	45d	1	1.13mi
303 W Lincoln St Easton, PA	3.0	1.0	1796	$2,175	$1.21	45d	1	1.13mi
2306 3rd St Easton, PA	3.0	1.0	1240	$2,000	$1.61	16d	1	1.15mi
2246 2nd St Easton, PA	3.0	1.5	1449	$2,150	$1.48	4d	1	1.16mi
312 Lehigh Dr Easton, PA	3.0	1.5	1664	$3,250	$1.95	4d	1	1.18mi
2401 Lawnherst Ave Easton, PA	5.0	2.0	1615	$2,795	$1.73	4d	1	1.27mi
2474 Lincoln Ave Easton, PA	3.0	1.0	1500	$1,800	$1.20	45d	1	1.31mi
700 Hamilton St Unit 2 Easton, PA	4.0	2.0	1050	$2,000	$1.90	4d	1	1.39mi
43-45 S Main St Unit 3 Phillipsburg, NJ	3.0	2.0	1200	$2,200	$1.83	25d	1	1.43mi

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-06
   price $234,900
3. 2026-03-26
   price $240,000
4. 2026-03-10
   listed $247,000 Active
5. 2006-02-13
   soldstatus $97,500 247-char remark

   Show marketing remark (247 chars)

   Large detached garage, fenced yard, maintenance-free exterior, gas heating system only a few years old, great storage attic, covered porch & covered patio, on corner. Quick possession. There is a memorial bush in the back that does not stay.

6. 2006-02-13
   soldstatus $97,500

   Show marketing remark (247 chars)

   Large detached garage, fenced yard, maintenance-free exterior, gas heating system only a few years old, great storage attic, covered porch & covered patio, on corner. Quick possession. There is a memorial bush in the back that does not stay.

7. 2005-11-29
   listed $105,000 247-char remark

   Show marketing remark (247 chars)

   Large detached garage, fenced yard, maintenance-free exterior, gas heating system only a few years old, great storage attic, covered porch & covered patio, on corner. Quick possession. There is a memorial bush in the back that does not stay.

ⓘ 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: $3,577 · $298/mo
• Projected year-2 tax: $3,644 · $304/mo
• Expected delta: +$67/yr (+$6/mo · 1.9%)

ⓘ 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 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,527
• − Mortgage interest: −$13,158
• − Property taxes: −$3,577
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$6,833
• Taxable loss: −$3,300
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $1,425/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: Easton Area SD
• NCES district ID: 4208850
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $61,390
• Composite: 33.46/100
• National rank: #5457
• State rank: #364 of 539 in PA

Livability — Easton

• Score: 84/100
• State rank: #92
• US rank: #667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, PA
• County: Northampton County · 236,814 people
• City population: 75,961
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 45,532
• Household income: $77,556
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1590.0

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 3% Polish 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -460.52%
• Current HPI: 254.8776
• Rent YoY: ▲ 4.94%
• 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

+123.7% since first listed

7 events — show timeline

• 2026-04-22 Pending — GLVRMLS
• 2026-04-06 Price Changed $234,900 GLVRMLS
• 2026-03-26 Price Changed $240,000 GLVRMLS
• 2026-03-10 Listed $247,000 GLVRMLS
• 2006-02-13 Sold (Public Records) $97,500 Public Records
• 2006-02-13 Sold (MLS) $97,500 GLVRMLS
• 2005-11-29 Listed $105,000 GLVRMLS

Property tax history

+1.5%/yr

Latest (2026): $3,577 · +2.3% YoY. Source: county tax records.