2173 Brookside Rd · Lower Macungie, PA 18062

$465,000

5 bd · 2.0 ba · 2,572 sqft · MultiFamily public records · 1548 Days on market

Built 1959 0.54 ac lot $181/sqft · 17% below area Est $559k · 17% 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).

• Cash flow +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Lower Macungie two-unit apartment building for sale. The first floor is currently rented out and has four bedrooms and two bathrooms. The second floor has three bedrooms and one bathroom. The property lot size is 22,155 SF with a detached garage and large yard. The garage is currently leased for $400.00 a month. Great opportunity for owner/occupant with interest in collecting additional income. Contact listing agent for additional financial details. The building is located on Brookside Road across the street from Lehigh Creek in East Penn School District within close proximity to Hamilton Boulevard and other area amenities.

Key facts

• 0.54 acre lot
• 4 garage spots
• Built 1959

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Detached garage with 4 spaces; Four total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached structure
• Construction: Brick construction; Slab foundation
• Exterior features: Not in a federal flood zone; Other above- and below-grade structures noted

Interior

• Bedrooms: Four bedrooms on the main level; Three bedrooms on the first lower level
• Bathrooms: Two full bathrooms on the main level; One full bathroom on the first lower level; Three full bathrooms total
• Heating & cooling: Baseboard electric heating; Central air conditioning; Oil hot water
• Interior features: No basement; Finished above-grade living area per assessor

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $465k).
• Recommended offer: $409k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• East Penn SD (suburban): math 43% / reading 65% proficiency, ranked #103 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 157 active listings in the ZIP; high-income renter base; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• At $4,834/mo this rent would consume 52% of the median local household income ($111k/yr) (locally 537% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 1548 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $240k; list at $465k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 1548 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (median comp): $558,835
• List price: $465,000
• Delta: -16.79%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.13% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.47×
• Total profit: $-69,642
• Equity at exit: $69,333

10-year hold

• IRR: -13.5%
• Equity multiple: 0.33×
• Total profit: $-87,671
• Equity at exit: $40,205

Cash invested: $130,200 (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 18062

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 157
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $4,834 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$461 /mo · $5,538/yr
• Insurance: −$194
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,015
• Net cashflow: $299

Break-even live

Break-even rent $4,456

Max offer price $465,000

Occupancy floor 89%

Sensitivity live

Price	-10% $562	-5% $430	+0% $299	+5% $167	+10% $35
Rent	-10% $-83	-5% $108	+0% $299	+5% $490	+10% $680
Rate	-1.0pp $533	-0.5pp $417	base $299	+0.5pp $178	+1.0pp $56

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	2	$2,554
1× unit	3	1	$2,280
Total (2 units)			$4,834

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-17
   days on market $465,000 Active 1548 DOM
2. 2026-06-16
   days on market $465,000 Active 1547 DOM
3. 2026-06-15
   days on market $465,000 Active 1546 DOM
4. 2026-06-14
   days on market $465,000 Active 1544 DOM
5. 2026-06-13
   days on market $465,000 Active 1543 DOM
6. 2026-06-10
   days on market $465,000 Active 1541 DOM
7. 2026-06-09
   days on market $465,000 Active 1540 DOM
8. 2026-06-08
   days on market $465,000 Active 1539 DOM
9. 2026-06-07
   days on market $465,000 Active 1538 DOM
10. 2026-06-05
    days on market $465,000 Active 1535 DOM
11. 2026-06-03
    days on market $465,000 Active 1534 DOM
12. 2026-06-02
    days on market $465,000 Active 1533 DOM
13. 2026-06-01
    days on market $465,000 Active 1532 DOM
14. 2026-05-31
    days on market $465,000 Active 1531 DOM
15. 2026-05-31
    days on market $465,000 Active 1530 DOM
16. 2024-04-03
    status Active
17. 2024-02-27
    listed $465,000 Active
18. 2023-01-06
    price $465,000
19. 2023-01-06
    price $465,000
20. 2023-01-06
    price $465,000
21. 2023-01-06
    price $465,000 631-char remark
22. 2022-09-16
    price $485,000
23. 2022-09-16
    price $485,000
24. 2022-07-19
    price $485,000
25. 2022-07-18
    price $485,000 631-char remark
26. 2022-03-22
    listed $525,000 Active 631-char remark
27. 2022-03-22
    listed $525,000 Active
28. 2017-06-15
    historical
29. 2017-05-05
    listed $330,000 Active
30. 2007-07-03
    soldstatus $240,000
31. 2007-07-03
    soldstatus $240,000
32. 2007-05-11
    listed $259,900
33. 1979-11-27
    soldstatus $32,000

ⓘ 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: $5,538 · $461/mo
• Projected year-2 tax: $6,442 · $537/mo
• Expected delta: +$905/yr (+$75/mo · 16.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,008
• − Mortgage interest: −$26,047
• − Property taxes: −$5,538
• − Insurance: −$7,444
• − Repairs & maintenance: −$4,641
• − Management: −$4,641
• − Depreciation: −$13,527
• Taxable loss: −$3,829
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $4,502/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: East Penn SD
• NCES district ID: 4208550
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $70,679
• Composite: 47.99/100
• National rank: #2200
• State rank: #103 of 539 in PA

Livability — Lower Macungie

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

Census & demographics

• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 27,110
• Household income: $110,675
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 537.0

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 10% Two or more races 10% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -91.04%
• Current HPI: 253.5939
• Rent YoY: ▲ 0.13%
• 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

+1353.1% since first listed

19 events — show timeline

• 2026-05-19 Listing Removed — GLVRMLS
• 2024-04-03 Relisted — PMAR
• 2024-02-27 Listed $465,000 PMAR
• 2023-01-06 Price Changed $465,000 BRIGHT MLS
• 2023-01-06 Price Changed $465,000 BRIGHT MLS
• 2023-01-06 Price Changed $465,000 BRIGHT MLS
• 2023-01-06 Price Changed $465,000 GLVRMLS
• 2022-09-16 Price Changed $485,000 BRIGHT MLS
• 2022-09-16 Price Changed $485,000 BRIGHT MLS
• 2022-07-19 Price Changed $485,000 BRIGHT MLS
• 2022-07-18 Price Changed $485,000 GLVRMLS
• 2022-03-22 Listed $525,000 BRIGHT MLS
• 2022-03-22 Listed $525,000 GLVRMLS
• 2017-06-15 Listing Removed — GLVRMLS
• 2017-05-05 Listed $330,000 GLVRMLS
• 2007-07-03 Sold (Public Records) $240,000 Public Records
• 2007-07-03 Sold (MLS) $240,000 GLVRMLS
• 2007-05-11 Listed $259,900 GLVRMLS
• 1979-11-27 Sold (Public Records) $32,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $5,538 · +3.3% YoY. Source: county tax records.