731 Wolf Ave · Easton, PA 18042

$184,000

3 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 38 Days on market

Built 1900 1,054 sqft lot $128/sqft · at area comps Est $186k · at est.

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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 +21.8/30.0
• ARV discount +8.1/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• 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

Priced to sell! Grab this home at a great price. This 3-bedroom, 1.5-bath home offers a practical layout with gas heat and a newer HEIL furnace and water heater for added efficiency and comfort. 2nd floor front windows and siding repairs will be completed before the end of April. Nice sized rooms. The property features a covered front porch along with a fenced backyard ideal for outdoor use, pets, or entertaining. Conveniently located near downtown Easton and its government buildings, shopping, dining, and major routes, this home offers both accessibility and value. Whether you're seeking a primary residence or an investment opportunity, this property presents strong potential. Public water and sewer and low taxes. Some photos have been virtually enhanced. Make this your new home today!

Key facts

• Covered front porch
• Low taxes
• Fenced backyard

Tags

• COVERED FRONT PORCH
• FENCED BACKYARD
• PUBLIC WATER AND SEWER
• LOW TAXES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $178k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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+; Watch: schools C-.
• 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.
• Market conditions: Rents rising fast (+4.9%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $184k implies a 172% 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 $178,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.05% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (median comp): $186,410
• List price: $184,000
• Delta: -1.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Wolf Ave	0.02mi	3/2.0	1,540 (+7%)	4mo	$230,000	$149	80
204 N 9th St	0.46mi	3/1.0	1,450 (+1%)	2mo	$267,000	$184	75
541 Wilkes Barre St	0.48mi	3/1.5	1,401 (-2%)	8mo	$220,000	$157	65
1133 Spring Garden St	0.55mi	3/1.5	1,486 (+4%)	4mo	$220,000	$148	63
129 S 13th St	0.50mi	4/1.0 (+1)	1,488 (+4%)	5mo	$240,000	$161	62
245 W Nesquehoning St	0.52mi	3/1.0	1,328 (-8%)	9mo	$120,000	$90	56
338 W Lincoln St	0.66mi	4/1.5 (+1)	1,442 (+0%)	6mo	$315,000	$218	56
737 W Lincoln St	0.65mi	3/1.5	1,336 (-7%)	7mo	$212,000	$159	50
685 Pearl St	0.38mi	4/1.5 (+1)	1,615 (+12%)	7mo	$235,000	$146	49
614 W Wilkes Barre St	0.51mi	2/2.0 (-1)	1,267 (-12%)	0mo	$250,000	$197	47
137 E Nesquehoning St	0.70mi	3/1.0	1,296 (-10%)	5mo	$224,000	$173	47
249 Nesquehoning St	0.51mi	3/1.0	1,236 (-14%)	9mo	$120,000	$97	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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,812
• Equity at exit: $27,435

10-year hold

• IRR: 7.8%
• Equity multiple: 1.64×
• Total profit: $33,065
• Equity at exit: $15,909

Cash invested: $51,520 (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: 185
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$965
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $285

Break-even live

Break-even rent $1,577

Max offer price $184,000

Occupancy floor 80%

Sensitivity live

Price	-10% $389	-5% $337	+0% $285	+5% $233	+10% $181
Rent	-10% $132	-5% $208	+0% $285	+5% $361	+10% $438
Rate	-1.0pp $377	-0.5pp $332	base $285	+0.5pp $237	+1.0pp $189

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Ferry St Easton, PA	2.0	1.0	1000	$1,640	$1.64	24d	1	0.15mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	24d	1	0.20mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	44d	1	0.20mi
29 S 7th St Easton, PA	2.0	2.0	1100	$1,350	$1.23	15d	1	0.21mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	44d	1	0.24mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	15d	1	0.25mi
203 S 11th St Unit 1st floor Easton, PA	2.0	1.0	900	$1,450	$1.61	44d	1	0.28mi
922 Northampton St Unit 1 Easton, PA	2.0	1.0	900	$1,395	$1.55	44d	1	0.28mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	44d	1	0.29mi
623 Walnut St Unit A2 Easton, PA	2.0	2.0	1500	$2,250	$1.50	24d	1	0.30mi
623 Walnut St Unit C2 Easton, PA	2.0	2.5	1500	$2,300	$1.53	44d	1	0.30mi
40 S 6th St Easton, PA	1.0–2.0	1.0–2.0	1156	$3,000	$2.59	15d	11	0.33mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	15d	1	0.33mi
35 N 9th St Easton, PA	4.0	2.0	1512	$2,250	$1.49	3d	1	0.33mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	3d	2	0.37mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	24d	2	0.37mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	15d	1	0.39mi
912 Spring Garden St Easton, PA	4.0	2.0	1534	$2,400	$1.56	44d	1	0.41mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	3d	1	0.43mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	3d	1	0.44mi
140 S 4th St Easton, PA	2.0	1.0–2.0	841	$2,460	$2.93	3d	106	0.44mi
137 N 7th St Apt 1 Easton, PA	2.0	1.0	1000	$1,395	$1.40	3d	1	0.45mi
276 W Saint Joseph St Easton, PA	3.0	1.5	1315	$1,700	$1.29	44d	1	0.48mi
214 N 7th St Unit NA Easton, PA	2.0	1.0	1000	$1,550	$1.55	3d	1	0.51mi
330 Northampton St Easton, PA	2.0	2.0	1088	$1,750	$1.61	44d	1	0.53mi
330 Northampton St Unit 205 Easton, PA	2.0	2.0	1088	$1,750	$1.61	24d	1	0.53mi
909 Jackson St Unit 2 Easton, PA	3.0	1.0	1300	$2,350	$1.81	44d	1	0.56mi
122 N 13th St Easton, PA	4.0	3.0	1736	$2,300	$1.32	3d	1	0.60mi
322 Saint John St Easton, PA	3.0	1.5	1583	$1,895	$1.20	44d	1	0.62mi
457 W Lincoln St Easton, PA	1.0–2.0	1.0–2.0	837	$1,932	$2.31	3d	6	0.63mi
303 W Lincoln St Easton, PA	3.0	1.0	1796	$2,175	$1.21	44d	1	0.69mi
1247 Jackson St Easton, PA	2.0	2.0	1200	$1,700	$1.42	3d	1	0.70mi
214 Spring Garden St Unit 2B Easton, PA	2.0	1.0	1250	$2,995	$2.40	21d	1	0.71mi
100 Northampton St Easton, PA	1.0–2.0	1.0–2.0	995	$3,650	$3.67	3d	6	0.76mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	24d	1	0.80mi
11 Early St Easton, PA	2.0	1.0	998	$1,625	$1.63	44d	1	0.80mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	3d	1	0.82mi
1232 Bushkill Dr Unit 1234 Bushkill Drive-201 Easton, PA	2.0	1.0	1048	$1,700	$1.62	24d	1	0.90mi
817 Ridge St Easton, PA	2.0	1.0	1014	$1,900	$1.87	44d	1	0.93mi
1065 Bushkill Dr Easton, PA	3.0	1.5	1250	$2,500	$2.00	44d	1	0.93mi

Listing history 7 events

1. 2026-05-05
   status Pending 797-char remark

   Show marketing remark (812 chars)

   Great price for a great investment. New front windows on 2nd floor and siding updates to be completed before end of April Easy one to add to your rental portfolio or start here. This 3-bedroom, 1.5-bath home offers a practical layout with gas heat and a newer HEIL gas furnace and gas water heater for added efficiency and comfort. The property features a covered front porch along with a fenced backyard ideal for outdoor fun, pets, or entertaining. Conveniently located near downtown Easton and its government buildings, shopping, dining, and major routes, this home offers both accessibility and value. Whether you're seeking a primary residence or an investment opportunity, this property presents strong potential. Public water and sewer and low taxes. Some photos have been virtually enhanced

2. 2026-05-05
   status Pending 812-char remark

   Show marketing remark (812 chars)

   Great price for a great investment. New front windows on 2nd floor and siding updates to be completed before end of April Easy one to add to your rental portfolio or start here. This 3-bedroom, 1.5-bath home offers a practical layout with gas heat and a newer HEIL gas furnace and gas water heater for added efficiency and comfort. The property features a covered front porch along with a fenced backyard ideal for outdoor fun, pets, or entertaining. Conveniently located near downtown Easton and its government buildings, shopping, dining, and major routes, this home offers both accessibility and value. Whether you're seeking a primary residence or an investment opportunity, this property presents strong potential. Public water and sewer and low taxes. Some photos have been virtually enhanced

3. 2026-04-09
   price $184,000 812-char remark

   Show marketing remark (797 chars)

   Priced to sell! Grab this home at a great price. This 3-bedroom, 1.5-bath home offers a practical layout with gas heat and a newer HEIL furnace and water heater for added efficiency and comfort. 2nd floor front windows and siding repairs will be completed before the end of April. Nice sized rooms. The property features a covered front porch along with a fenced backyard ideal for outdoor use, pets, or entertaining. Conveniently located near downtown Easton and its government buildings, shopping, dining, and major routes, this home offers both accessibility and value. Whether you're seeking a primary residence or an investment opportunity, this property presents strong potential. Public water and sewer and low taxes. Some photos have been virtually enhanced. Make this your new home today!

4. 2026-04-09
   price $184,000 797-char remark

   Show marketing remark (797 chars)

   Priced to sell! Grab this home at a great price. This 3-bedroom, 1.5-bath home offers a practical layout with gas heat and a newer HEIL furnace and water heater for added efficiency and comfort. 2nd floor front windows and siding repairs will be completed before the end of April. Nice sized rooms. The property features a covered front porch along with a fenced backyard ideal for outdoor use, pets, or entertaining. Conveniently located near downtown Easton and its government buildings, shopping, dining, and major routes, this home offers both accessibility and value. Whether you're seeking a primary residence or an investment opportunity, this property presents strong potential. Public water and sewer and low taxes. Some photos have been virtually enhanced. Make this your new home today!

5. 2026-03-28
   listed $199,000 Active 797-char remark

   Show marketing remark (812 chars)

   Great price for a great investment. New front windows on 2nd floor and siding updates to be completed before end of April Easy one to add to your rental portfolio or start here. This 3-bedroom, 1.5-bath home offers a practical layout with gas heat and a newer HEIL gas furnace and gas water heater for added efficiency and comfort. The property features a covered front porch along with a fenced backyard ideal for outdoor fun, pets, or entertaining. Conveniently located near downtown Easton and its government buildings, shopping, dining, and major routes, this home offers both accessibility and value. Whether you're seeking a primary residence or an investment opportunity, this property presents strong potential. Public water and sewer and low taxes. Some photos have been virtually enhanced

6. 2026-03-28
   listed $199,000 Active 812-char remark

   Show marketing remark (812 chars)

   Great price for a great investment. New front windows on 2nd floor and siding updates to be completed before end of April Easy one to add to your rental portfolio or start here. This 3-bedroom, 1.5-bath home offers a practical layout with gas heat and a newer HEIL gas furnace and gas water heater for added efficiency and comfort. The property features a covered front porch along with a fenced backyard ideal for outdoor fun, pets, or entertaining. Conveniently located near downtown Easton and its government buildings, shopping, dining, and major routes, this home offers both accessibility and value. Whether you're seeking a primary residence or an investment opportunity, this property presents strong potential. Public water and sewer and low taxes. Some photos have been virtually enhanced

7. 2018-07-11
   soldstatus $67,725

ⓘ 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: $2,453 · $204/mo
• Projected year-2 tax: $2,680 · $223/mo
• Expected delta: +$227/yr (+$19/mo · 9.2%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $23,252
• − Mortgage interest: −$10,307
• − Property taxes: −$2,453
• − Insurance: −$920
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$5,353
• Taxable income: $499
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $3,297/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

+171.7% since first listed

7 events — show timeline

• 2026-05-05 Pending — GLVRMLS
• 2026-05-05 Pending — GLVRMLS
• 2026-04-09 Price Changed $184,000 GLVRMLS
• 2026-04-09 Price Changed $184,000 GLVRMLS
• 2026-03-28 Listed $199,000 GLVRMLS
• 2026-03-28 Listed $199,000 GLVRMLS
• 2018-07-11 Sold (Public Records) $67,725 Public Records

Property tax history

+1.3%/yr

Latest (2026): $2,453 · +2.3% YoY. Source: county tax records.