32 W Berea St · Summit Hill, PA 18250

$120,000

3 bd · 1.0 ba · 1,440 sqft · MultiFamily public records · 55 Days on market

Built 1896 $83/sqft · 11% below area Est $135k · 11% 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 +23.2/30.0
• ARV discount +12.5/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 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 MLS

Welcome to this beautifully updated 3-bedroom home in Summit Hill offering comfort, functionality, and space to grow. With 1,440 square feet of living space, this home blends classic charm with thoughtful modern updates. Enter into the enclosed front porch offering plenty of room to greet your guests, store your coats, shoes and everyday necessities. Inside the spacious living room provides a warm and inviting place to gather, while the updated dining room features built-in cabinetry that creates a convenient buffet and additional storage, making it perfect for everyday meals or entertaining guests. The dining area flows naturally into the beautiful updated kitchen, which offers modern amenities and abundant storage designed for both efficiency and style. Upstairs, you’ll find three comfortable bedrooms and a hall bathroom, along with a convenient linen closet for additional storage. A staircase from the second floor leads to a floored attic, offering excellent storage space or the potential to be finished as a fourth bedroom, office, or creative space. The fenced backyard provides privacy and room to relax, garden, or entertain. The basement offers indoor access along with Bilco doors, making it ideal for storage, a workshop area, or easy access for larger items. All utilities are conveniently located here as well. Situated next to Ginter Park and just minutes from the charm and attractions of Jim Thorpe, including the popular Lehigh Gorge Scenic Railway, this location offers easy access to outdoor recreation, dining, and local events. Whether you’re a first-time buyer, someone looking to downsize, or an investor seeking a home with potential, this property offers space, updates, and a location that makes everyday living enjoyable.

Key facts

• Built 1896
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#953 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment C-, schools D, amenities 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: 12 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $830 of loan paydown is wiped out by about $4k 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 55 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1896 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $135,000
• List price: $120,000
• Delta: -11.11%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248-250 W Hazard St	0.34mi	2/— (-1)	1,584 (+10%)	14mo	$82,000	$52	51

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,602
• Equity at exit: $17,892

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $12,939
• Equity at exit: $10,375

Cash invested: $33,600 (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 18250

• Home prices YoY: -7.1%
• Active inventory: 12
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$629
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $217

Break-even live

Break-even rent $1,003

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $285	-5% $251	+0% $217	+5% $183	+10% $149
Rent	-10% $116	-5% $167	+0% $217	+5% $268	+10% $318
Rate	-1.0pp $278	-0.5pp $248	base $217	+0.5pp $186	+1.0pp $155

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	20d	1	0.31mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	45d	1	0.31mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,200	$1.28	4d	1	0.31mi
214 N Oak St Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	4d	1	0.31mi
546 E Kline Ave Lansford, PA	3.0	1.0	1000	$900	$0.90	4d	1	0.68mi
323 E Bertsch St Unit A-1 Lansford, PA	2.0	1.0	1250	$1,450	$1.16	45d	1	0.73mi
317 E Bertsch St Unit 1 Lansford, PA	2.0	1.0	1650	$1,400	$0.85	45d	1	0.73mi
10 Leisenring St Lansford, PA	3.0	1.0	1422	$1,100	$0.77	45d	1	0.79mi
149 W Ridge St Unit 2b Lansford, PA	2.0	1.0	875	$1,325	$1.51	24d	1	1.02mi
149 W Ridge St Unit 1A Lansford, PA	2.0	1.0	930	$1,350	$1.45	24d	1	1.02mi
149 W Ridge St Unit 1B Lansford, PA	3.0	1.0	1654	$1,500	$0.91	20d	1	1.02mi
149 W Ridge St Unit 3A Lansford, PA	3.0	1.0	1550	$1,650	$1.06	45d	1	1.02mi

Listing history 5 events

1. 2026-05-04
   historical Active Under Contract 1774-char remark

   Show marketing remark (1774 chars)

   Welcome to this beautifully updated 3-bedroom home in Summit Hill offering comfort, functionality, and space to grow. With 1,440 square feet of living space, this home blends classic charm with thoughtful modern updates. Enter into the enclosed front porch offering plenty of room to greet your guests, store your coats, shoes and everyday necessities. Inside the spacious living room provides a warm and inviting place to gather, while the updated dining room features built-in cabinetry that creates a convenient buffet and additional storage, making it perfect for everyday meals or entertaining guests. The dining area flows naturally into the beautiful updated kitchen, which offers modern amenities and abundant storage designed for both efficiency and style. Upstairs, you’ll find three comfortable bedrooms and a hall bathroom, along with a convenient linen closet for additional storage. A staircase from the second floor leads to a floored attic, offering excellent storage space or the potential to be finished as a fourth bedroom, office, or creative space. The fenced backyard provides privacy and room to relax, garden, or entertain. The basement offers indoor access along with Bilco doors, making it ideal for storage, a workshop area, or easy access for larger items. All utilities are conveniently located here as well. Situated next to Ginter Park and just minutes from the charm and attractions of Jim Thorpe, including the popular Lehigh Gorge Scenic Railway, this location offers easy access to outdoor recreation, dining, and local events. Whether you’re a first-time buyer, someone looking to downsize, or an investor seeking a home with potential, this property offers space, updates, and a location that makes everyday living enjoyable.

2. 2026-03-31
   price $120,000 1774-char remark

   Show marketing remark (1774 chars)

   Welcome to this beautifully updated 3-bedroom home in Summit Hill offering comfort, functionality, and space to grow. With 1,440 square feet of living space, this home blends classic charm with thoughtful modern updates. Enter into the enclosed front porch offering plenty of room to greet your guests, store your coats, shoes and everyday necessities. Inside the spacious living room provides a warm and inviting place to gather, while the updated dining room features built-in cabinetry that creates a convenient buffet and additional storage, making it perfect for everyday meals or entertaining guests. The dining area flows naturally into the beautiful updated kitchen, which offers modern amenities and abundant storage designed for both efficiency and style. Upstairs, you’ll find three comfortable bedrooms and a hall bathroom, along with a convenient linen closet for additional storage. A staircase from the second floor leads to a floored attic, offering excellent storage space or the potential to be finished as a fourth bedroom, office, or creative space. The fenced backyard provides privacy and room to relax, garden, or entertain. The basement offers indoor access along with Bilco doors, making it ideal for storage, a workshop area, or easy access for larger items. All utilities are conveniently located here as well. Situated next to Ginter Park and just minutes from the charm and attractions of Jim Thorpe, including the popular Lehigh Gorge Scenic Railway, this location offers easy access to outdoor recreation, dining, and local events. Whether you’re a first-time buyer, someone looking to downsize, or an investor seeking a home with potential, this property offers space, updates, and a location that makes everyday living enjoyable.

3. 2026-03-10
   listed $125,000 Active 1774-char remark

   Show marketing remark (1774 chars)

   Welcome to this beautifully updated 3-bedroom home in Summit Hill offering comfort, functionality, and space to grow. With 1,440 square feet of living space, this home blends classic charm with thoughtful modern updates. Enter into the enclosed front porch offering plenty of room to greet your guests, store your coats, shoes and everyday necessities. Inside the spacious living room provides a warm and inviting place to gather, while the updated dining room features built-in cabinetry that creates a convenient buffet and additional storage, making it perfect for everyday meals or entertaining guests. The dining area flows naturally into the beautiful updated kitchen, which offers modern amenities and abundant storage designed for both efficiency and style. Upstairs, you’ll find three comfortable bedrooms and a hall bathroom, along with a convenient linen closet for additional storage. A staircase from the second floor leads to a floored attic, offering excellent storage space or the potential to be finished as a fourth bedroom, office, or creative space. The fenced backyard provides privacy and room to relax, garden, or entertain. The basement offers indoor access along with Bilco doors, making it ideal for storage, a workshop area, or easy access for larger items. All utilities are conveniently located here as well. Situated next to Ginter Park and just minutes from the charm and attractions of Jim Thorpe, including the popular Lehigh Gorge Scenic Railway, this location offers easy access to outdoor recreation, dining, and local events. Whether you’re a first-time buyer, someone looking to downsize, or an investor seeking a home with potential, this property offers space, updates, and a location that makes everyday living enjoyable.

4. 2026-03-10
   historical $125,000 1774-char remark

   Show marketing remark (1774 chars)

   Welcome to this beautifully updated 3-bedroom home in Summit Hill offering comfort, functionality, and space to grow. With 1,440 square feet of living space, this home blends classic charm with thoughtful modern updates. Enter into the enclosed front porch offering plenty of room to greet your guests, store your coats, shoes and everyday necessities. Inside the spacious living room provides a warm and inviting place to gather, while the updated dining room features built-in cabinetry that creates a convenient buffet and additional storage, making it perfect for everyday meals or entertaining guests. The dining area flows naturally into the beautiful updated kitchen, which offers modern amenities and abundant storage designed for both efficiency and style. Upstairs, you’ll find three comfortable bedrooms and a hall bathroom, along with a convenient linen closet for additional storage. A staircase from the second floor leads to a floored attic, offering excellent storage space or the potential to be finished as a fourth bedroom, office, or creative space. The fenced backyard provides privacy and room to relax, garden, or entertain. The basement offers indoor access along with Bilco doors, making it ideal for storage, a workshop area, or easy access for larger items. All utilities are conveniently located here as well. Situated next to Ginter Park and just minutes from the charm and attractions of Jim Thorpe, including the popular Lehigh Gorge Scenic Railway, this location offers easy access to outdoor recreation, dining, and local events. Whether you’re a first-time buyer, someone looking to downsize, or an investor seeking a home with potential, this property offers space, updates, and a location that makes everyday living enjoyable.

5. 2024-04-29
   soldstatus $60,000

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $1,628 · $136/mo
• Expected delta: +$268/yr (+$22/mo · 19.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $15,341
• − Mortgage interest: −$6,722
• − Property taxes: −$1,359
• − Insurance: −$600
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$3,491
• Taxable income: $715
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $2,437/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 — Summit Hill

• Score: 67/100
• State rank: #953
• US rank: #10454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summit Hill, PA
• City population: 3,128
• Population (ZIP): 3,128

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 (86%)
• Race & ethnicity: White 86% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 5% Iranian 3% Scotch-Irish 3%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -14.90%
• Current HPI: 193.8372
• 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

+100.0% since first listed

5 events — show timeline

• 2026-05-04 Contingent — BRIGHT MLS
• 2026-03-31 Price Changed $120,000 BRIGHT MLS
• 2026-03-10 Listed $125,000 BRIGHT MLS
• 2026-03-10 Coming Soon $125,000 BRIGHT MLS
• 2024-04-29 Sold (Public Records) $60,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,359 · +3.7% YoY. Source: county tax records.