18 Penn Ave · East Bethlehem, PA 15322

$75,000

1 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 118 Days on market

Built 1925 5,985 sqft lot $65/sqft · 11% below area Est $85k · 11% under ↓ 50% since listing

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Why this score? — see what drove the B 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 +29.3/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +4.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

Key facts

• One-floor living
• Bonus room
• Level lot

Tags

• ONE-FLOOR LIVING
• EAT-IN KITCHEN
• MAIN-LEVEL LAUNDRY
• BONUS ROOM
• FRONT AND BACK PORCHES
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $380 of equity ($519 loan paydown + $-139 appreciation (-0.2% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1925 — 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. 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 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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $84,575
• List price: $75,000
• Delta: -11.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Berry Ave	0.16mi	2/1.0 (+1)	1,260 (+10%)	6mo	$133,900	$106	66

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

Projected returns pro-forma

-0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.66×
• Total profit: $13,940
• Equity at exit: $21,084

10-year hold

• IRR: 18.8%
• Equity multiple: 3.04×
• Total profit: $42,909
• Equity at exit: $24,797

Cash invested: $21,000 (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 15322

• Home prices YoY: -0.2%
• Active inventory: 22
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $263

Break-even live

Break-even rent $659

Max offer price $75,000

Occupancy floor 68%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $75,000 Active 118 DOM
2. 2026-06-17
   days on market $75,000 Active 117 DOM
3. 2026-06-16
   days on market $75,000 Active 116 DOM
4. 2026-06-15
   days on market $75,000 Active 115 DOM
5. 2026-06-13
   days on market $75,000 Active 113 DOM
6. 2026-06-09
   days on market $75,000 Active 109 DOM
7. 2026-06-08
   days on market $75,000 Active 108 DOM
8. 2026-06-07
   days on market $75,000 Active 107 DOM
9. 2026-06-03
   days on market $75,000 Active 103 DOM
10. 2026-06-02
    days on market $75,000 Active 102 DOM
11. 2026-06-01
    days on market $75,000 Active 101 DOM
12. 2026-05-31
    days on market $75,000 Active 100 DOM
13. 2026-02-20
    listed $75,000 Active 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

14. 2026-01-05
    price $75,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

15. 2025-11-26
    price $70,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

16. 2025-10-27
    price $75,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

17. 2025-10-08
    price $80,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

18. 2025-09-03
    status Active 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

19. 2025-07-28
    historical Contingent 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

20. 2025-07-14
    price $85,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

21. 2025-06-09
    price $90,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

22. 2025-05-17
    price $95,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

23. 2025-05-14
    price $110,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

24. 2025-04-13
    price $125,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

25. 2025-04-08
    price $135,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

26. 2025-03-27
    price $150,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

27. 2025-03-27
    listed $150 Active 660-char remark

    Show marketing remark (660 chars)

    Welcome to 18 Penn Ave, This comfortable ranch offers one-floor living at its finest, complete with an eat-in kitchen and main-level laundry for everyday convenience. A bonus room provides flexible space ideal for a home office or additional living area. Enjoy both front and back porches, perfect for relaxing or entertaining. The attic is currently being converted into a third bedroom, adding future value. Outside features include a level lot, outdoor cooking and dining area, and a carport. Fenced in yard. Conveniently located approximately 25 minutes from Waynesburg with easy access to Routes 43, 70, and 79. Located in the Beth-Center School District.

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$16/yr (+$1/mo · 1.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,909
• − Mortgage interest: −$4,201
• − Property taxes: −$1,154
• − Insurance: −$375
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$2,182
• Taxable income: $2,092
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,658/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: Bethlehem-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — East Bethlehem

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

Census & demographics

• Population (ZIP): 1,656

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Italian 3% Scotch-Irish 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.19%
• Current HPI: 107.8618
• 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

-50.0% since first listed

15 events — show timeline

• 2026-02-20 Listed $75,000 West Penn MLS
• 2026-01-05 Price Changed $75,000 West Penn MLS
• 2025-11-26 Price Changed $70,000 West Penn MLS
• 2025-10-27 Price Changed $75,000 West Penn MLS
• 2025-10-08 Price Changed $80,000 West Penn MLS
• 2025-09-03 Relisted — West Penn MLS
• 2025-07-28 Contingent — West Penn MLS
• 2025-07-14 Price Changed $85,000 West Penn MLS
• 2025-06-09 Price Changed $90,000 West Penn MLS
• 2025-05-17 Price Changed $95,000 West Penn MLS
• 2025-05-14 Price Changed $110,000 West Penn MLS
• 2025-04-13 Price Changed $125,000 West Penn MLS
• 2025-04-08 Price Changed $135,000 West Penn MLS
• 2025-03-27 Price Changed $150,000 West Penn MLS
• 2025-03-27 Listed $150 West Penn MLS

Property tax history

+7.2%/yr

Latest (2026): $1,154 · +3.9% YoY. Source: county tax records.