44 E Water St · Lansford, PA 18232

$60,000

3 bd · 1.0 ba · 1,228 sqft · Townhouse public records · 90 Days on market

Built 1927 $49/sqft · 36% below area Est $94k · 36% under

---

Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Do not miss the chance to finish the renovation of this affordable twin in Lansford. There has been a partial renovation of the kitchen and bath and is just waiting the finishing touches. A new electric service has been installed. The home is a three bedroom and one bath. The basement is walkout to street level. Schedule today!!

Key facts

• New electric service
• Walkout basement
• Built 1927

Tags

• PARTIAL RENOVATION OF KITCHEN
• PARTIAL RENOVATION OF BATH
• NEW ELECTRIC SERVICE
• WALKOUT BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $60k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 9.5% in Lansford — 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 72/100 on livability (#605 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D, schools F, commute F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• This rent runs 31% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $5k appreciation (9.1% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 23y 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 $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.91% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.98%
• DSCR: 2.42
• GRM: 4.4

CMA / ARV

• ARV (median comp): $94,106
• List price: $60,000
• Delta: -36.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 E Abbott St	0.21mi	3/1.0	1,253 (+2%)	4mo	$62,000	$49	83
217 E Ridge St	0.24mi	3/1.0	1,170 (-5%)	2mo	$145,000	$124	79
120 W Abbott St	0.21mi	3/1.0	1,287 (+5%)	7mo	$120,000	$93	76
31 Powell St	0.32mi	3/1.0	1,170 (-5%)	5mo	$120,000	$103	73
45 Jones St	0.43mi	3/1.5	1,296 (+6%)	1mo	$62,000	$48	67
359 W Patterson St	0.55mi	3/1.0	1,193 (-3%)	7mo	$70,000	$59	64
253 E Abbott	0.22mi	3/2.0	1,370 (+12%)	4mo	$165,000	$120	64
306 W Kline Ave	0.40mi	4/1.5 (+1)	1,312 (+7%)	4mo	$115,000	$88	59
34 W Walter St	0.75mi	3/1.0	1,244 (+1%)	7mo	$59,900	$48	57
109 S Chestnut St	0.72mi	3/1.0	1,200 (-2%)	8mo	$80,000	$67	56
126 W White St	0.50mi	3/1.0	1,344 (+9%)	6mo	$115,000	$86	56
138 E Fell St	0.67mi	3/1.0	1,312 (+7%)	6mo	$125,000	$95	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.4%
• Equity multiple: 4.43×
• Total profit: $57,646
• Equity at exit: $50,233

10-year hold

• IRR: 41.8%
• Equity multiple: 9.73×
• Total profit: $146,662
• Equity at exit: $104,506

Cash invested: $16,800 (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 18232

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$315
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $448

Break-even live

Break-even rent $582

Max offer price $60,000

Occupancy floor 56%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 E Kline Ave Apt 3 Lansford, PA	2.0	1.0	850	$800	$0.94	2d	1	0.11mi
4 Spring Garden St Apt 2 Lansford, PA	2.0	1.0	850	$875	$1.03	14d	1	0.16mi
233 E Ridge St Lansford, PA	2.0	1.0	850	$900	$1.06	14d	1	0.24mi
323 E Bertsch St Unit A-1 Lansford, PA	2.0	1.0	1250	$1,450	$1.16	43d	1	0.29mi
149 W Ridge St Unit 2b Lansford, PA	2.0	1.0	875	$1,325	$1.51	23d	1	0.33mi
149 W Ridge St Unit 1A Lansford, PA	2.0	1.0	930	$1,350	$1.45	23d	1	0.33mi
546 E Kline Ave Lansford, PA	3.0	1.0	1000	$900	$0.90	2d	1	0.49mi
10 Leisenring St Lansford, PA	3.0	1.0	1422	$1,100	$0.77	43d	1	0.51mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	19d	1	0.63mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	43d	1	0.63mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,200	$1.28	2d	1	0.63mi
214 N Oak St Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	2d	1	0.63mi
242 E Holland St Summit Hill, PA	2.0	1.0	806	$1,100	$1.36	2d	1	0.87mi
215 E High St Coaldale, PA	3.0	1.0	1000	$1,000	$1.00	21d	1	1.17mi
151 E High St Coaldale, PA	3.0	1.0	1312	$1,200	$0.91	43d	1	1.21mi
126 E High St Coaldale, PA	4.0	1.5	1000	$1,200	$1.20	14d	1	1.25mi
7 E Phillips St Coaldale, PA	2.0	1.0	950	$1,050	$1.11	23d	1	1.39mi

Listing history 47 events

1. 2026-06-18
   days on market $60,000 Active 90 DOM
2. 2026-06-17
   days on market $60,000 Active 89 DOM
3. 2026-06-16
   days on market $60,000 Active 88 DOM
4. 2026-06-15
   days on market $60,000 Active 87 DOM
5. 2026-06-14
   days on market $60,000 Active 85 DOM
6. 2026-06-13
   days on market $60,000 Active 84 DOM
7. 2026-06-10
   days on market $60,000 Active 82 DOM
8. 2026-06-09
   days on market $60,000 Active 81 DOM
9. 2026-06-08
   days on market $60,000 Active 80 DOM
10. 2026-06-07
    days on market $60,000 Active 79 DOM
11. 2026-06-05
    days on market $60,000 Active 76 DOM
12. 2026-06-03
    days on market $60,000 Active 75 DOM
13. 2026-06-02
    days on market $60,000 Active 74 DOM
14. 2026-06-01
    days on market $60,000 Active 73 DOM
15. 2026-05-31
    days on market $60,000 Active 72 DOM
16. 2026-05-31
    days on market $60,000 Active 71 DOM
17. 2026-03-20
    listed $60,000 Active 330-char remark

    Show marketing remark (330 chars)

    Do not miss the chance to finish the renovation of this affordable twin in Lansford. There has been a partial renovation of the kitchen and bath and is just waiting the finishing touches. A new electric service has been installed. The home is a three bedroom and one bath. The basement is walkout to street level. Schedule today!!

18. 2026-03-20
    listed $60,000 Active 330-char remark

    Show marketing remark (330 chars)

    Do not miss the chance to finish the renovation of this affordable twin in Lansford. There has been a partial renovation of the kitchen and bath and is just waiting the finishing touches. A new electric service has been installed. The home is a three bedroom and one bath. The basement is walkout to street level. Schedule today!!

19. 2025-11-15
    historical
20. 2023-09-21
    soldstatus $35,000
21. 2023-09-20
    soldstatus $35,000 Closed
22. 2023-09-20
    soldstatus $35,000 Sold
23. 2023-09-08
    status Pending
24. 2023-09-08
    status Pending
25. 2023-09-06
    price $38,000
26. 2023-09-06
    price $38,000
27. 2023-05-31
    status Active
28. 2023-05-31
    status Active
29. 2023-05-23
    status Pending
30. 2023-05-23
    status Pending
31. 2023-05-04
    listed $42,000 Active
32. 2023-05-04
    listed $42,000 Active
33. 2022-04-18
    historical
34. 2022-03-28
    soldstatus $25,000
35. 2021-11-16
    listed $34,900
36. 2019-04-01
    listed $9,500
37. 2013-03-19
    listed $22,900
38. 2013-03-19
    historical
39. 2006-02-27
    soldstatus $20,000
40. 2006-02-27
    soldstatus $20,000
41. 2006-02-27
    soldstatus $20,000
42. 2005-11-08
    listed $29,900
43. 2005-10-05
    listed $29,900
44. 2004-08-11
    listed $27,900
45. 2004-08-11
    listed $27,900
46. 2004-02-06
    soldstatus $22,000
47. 2003-09-29
    listed $27,000

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,784
• − Mortgage interest: −$3,361
• − Property taxes: −$1,441
• − Insurance: −$300
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,745
• Taxable income: $4,731
• Est. tax owed @ 24.0%: −$1,135
• After-tax cash flow: $4,237/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Lansford

• Score: 72/100
• State rank: #605
• US rank: #5834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansford, PA
• County: Carbon County · 13,404 people
• City population: 4,156
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 4,156
• Household income: $44,713
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 123.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Black 11% Two or more races 11% Native American 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Polish 2% Iranian 2%
• Foreign-born: 7% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 10%

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: ▲ 9.12%
• Current HPI: 262.3396
• Rent YoY: —
• 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

+122.2% since first listed

31 events — show timeline

• 2026-03-20 Listed $60,000 BRIGHT MLS
• 2026-03-20 Listed $60,000 GLVRMLS
• 2025-11-15 Listing Removed — GLVRMLS
• 2023-09-21 Sold (Public Records) $35,000 Public Records
• 2023-09-20 Sold (MLS) $35,000 GLVRMLS
• 2023-09-20 Sold (MLS) $35,000 BRIGHT MLS
• 2023-09-08 Pending — GLVRMLS
• 2023-09-08 Pending — BRIGHT MLS
• 2023-09-06 Price Changed $38,000 GLVRMLS
• 2023-09-06 Price Changed $38,000 BRIGHT MLS
• 2023-05-31 Relisted — BRIGHT MLS
• 2023-05-31 Relisted — GLVRMLS
• 2023-05-23 Pending — BRIGHT MLS
• 2023-05-23 Pending — GLVRMLS
• 2023-05-04 Listed $42,000 GLVRMLS
• 2023-05-04 Listed $42,000 BRIGHT MLS
• 2022-04-18 Listing Removed — GLVRMLS
• 2022-03-28 Sold (Public Records) $25,000 Public Records
• 2021-11-16 Listed $34,900 LCAR
• 2019-04-01 Listed $9,500 GLVRMLS
• 2013-03-19 Listing Removed — BRIGHT MLS
• 2013-03-19 Listed $22,900 BRIGHT MLS
• 2006-02-27 Sold (Public Records) $20,000 Public Records
• 2006-02-27 Sold (MLS) $20,000 PMAR
• 2006-02-27 Sold (MLS) $20,000 GLVRMLS
• 2005-11-08 Listed $29,900 PMAR
• 2005-10-05 Listed $29,900 GLVRMLS
• 2004-08-11 Listed $27,900 PMAR
• 2004-08-11 Listed $27,900 GLVRMLS
• 2004-02-06 Sold (MLS) $22,000 GLVRMLS
• 2003-09-29 Listed $27,000 GLVRMLS

Property tax history

+1.5%/yr

Latest (2026): $1,441 · +2.4% YoY. Source: county tax records.