111 Center St · East Bethlehem, PA 15348

$64,700

3 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 91 Days on market

Built 1890 4,338 sqft lot $53/sqft · 49% below area Est $126k · 49% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• 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

Charming and full of potential, this 2-bedroom home at 111 Center St offers flexibility, comfort, and a scenic setting. With a layout that can easily be reconfigured to accommodate a third bedroom, this property is perfect for buyers seeking space to grow or customize. Enjoy peaceful mornings and relaxing evenings on the side deck, where you’ll take in beautiful views of the Monongahela River. Inside, the home features a functional floor plan with inviting living spaces and plenty of natural light. Whether you’re a first-time buyer, investor, or looking for a cozy retreat with room to expand, this property presents a wonderful opportunity with picturesque views right off of Route 88.

Key facts

• Side deck
• Natural light
• 4,338 sq ft lot

Tags

• SIDE DECK
• FUNCTIONAL FLOOR PLAN
• INVITING LIVING SPACES
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (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: 7 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 $2k of equity ($447 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $56k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,877 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1890 — 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: 1.79% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.83%
• DSCR: 2.42
• GRM: 4.7

CMA / ARV

• ARV (median comp): $126,084
• List price: $64,700
• Delta: -48.68%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Stadium Rd	0.30mi	2/1.0 (-1)	1,210 (-2%)	10mo	$12,500	$10	70
32 Stadium Rd	0.38mi	2/1.0 (-1)	1,198 (-3%)	4mo	$89,900	$75	69
35 Sokols Hill Rd	0.41mi	2/2.0 (-1)	1,140 (-7%)	11mo	$199,900	$175	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: 37.6%
• Equity multiple: 3.12×
• Total profit: $38,410
• Equity at exit: $29,092

10-year hold

• IRR: 37.7%
• Equity multiple: 6.18×
• Total profit: $93,868
• Equity at exit: $44,834

Cash invested: $18,116 (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 15348

• Active inventory: 7
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$339
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $481

Break-even live

Break-even rent $551

Max offer price $64,700

Occupancy floor 54%

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: $16,175
• Closing costs: $1,941
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $64,700 Active 91 DOM
2. 2026-06-17
   days on market $64,700 Active 90 DOM
3. 2026-06-16
   days on market $64,700 Active 89 DOM
4. 2026-06-15
   days on market $64,700 Active 88 DOM
5. 2026-06-13
   days on market $64,700 Active 86 DOM
6. 2026-06-09
   days on market $64,700 Active 82 DOM
7. 2026-06-08
   days on market $64,700 Active 81 DOM
8. 2026-06-07
   days on market $64,700 Active 80 DOM
9. 2026-06-03
   days on market $64,700 Active 76 DOM
10. 2026-06-02
    days on market $64,700 Active 75 DOM
11. 2026-06-01
    days on market $64,700 Active 74 DOM
12. 2026-05-31
    days on market $64,700 Active 73 DOM
13. 2026-03-19
    listed $64,700 Active 704-char remark

    Show marketing remark (704 chars)

    Charming and full of potential, this 2-bedroom home at 111 Center St offers flexibility, comfort, and a scenic setting. With a layout that can easily be reconfigured to accommodate a third bedroom, this property is perfect for buyers seeking space to grow or customize. Enjoy peaceful mornings and relaxing evenings on the side deck, where you’ll take in beautiful views of the Monongahela River. Inside, the home features a functional floor plan with inviting living spaces and plenty of natural light. Whether you’re a first-time buyer, investor, or looking for a cozy retreat with room to expand, this property presents a wonderful opportunity with picturesque views right off of Route 88.

14. 2020-07-06
    soldstatus $55,900
15. 2020-06-30
    soldstatus $55,900 Sold 350-char remark

    Show marketing remark (350 chars)

    Nice home, and move-in ready. Generous room sizes. 14x18 deck to sit and relax and enjoy the day. Fresh paint, carpeting, newly remodeled bath. Quiet dead-end street. .. .. .. .. .. not much traffic. Back yard would be good for cookouts and family get togethers. Minutes to Monongahela River boat clubs, marinas. Ten Mile Park and recreational areas.

16. 2020-06-24
    status Under Contract 350-char remark

    Show marketing remark (350 chars)

    Nice home, and move-in ready. Generous room sizes. 14x18 deck to sit and relax and enjoy the day. Fresh paint, carpeting, newly remodeled bath. Quiet dead-end street. .. .. .. .. .. not much traffic. Back yard would be good for cookouts and family get togethers. Minutes to Monongahela River boat clubs, marinas. Ten Mile Park and recreational areas.

17. 2020-06-05
    historical Contingent 350-char remark

    Show marketing remark (350 chars)

    Nice home, and move-in ready. Generous room sizes. 14x18 deck to sit and relax and enjoy the day. Fresh paint, carpeting, newly remodeled bath. Quiet dead-end street. .. .. .. .. .. not much traffic. Back yard would be good for cookouts and family get togethers. Minutes to Monongahela River boat clubs, marinas. Ten Mile Park and recreational areas.

18. 2020-02-19
    listed $58,900 Active 350-char remark

    Show marketing remark (350 chars)

    Nice home, and move-in ready. Generous room sizes. 14x18 deck to sit and relax and enjoy the day. Fresh paint, carpeting, newly remodeled bath. Quiet dead-end street. .. .. .. .. .. not much traffic. Back yard would be good for cookouts and family get togethers. Minutes to Monongahela River boat clubs, marinas. Ten Mile Park and recreational areas.

19. 2019-10-10
    historical Expired
20. 2019-04-12
    listed $59,500 Active
21. 2004-06-14
    soldstatus $16,500
22. 2004-04-01
    listed $19,900

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $925 · $77/mo
• Expected delta: +$97/yr (+$8/mo · 11.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $13,910
• − Mortgage interest: −$3,624
• − Property taxes: −$827
• − Insurance: −$324
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$1,882
• Taxable income: $5,027
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $4,560/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

• Census place: Millsboro, PA
• Population (ZIP): 88

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 45% Romanian 10%

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: —
• Current HPI: —
• 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

+225.1% since first listed

10 events — show timeline

• 2026-03-19 Listed $64,700 West Penn MLS
• 2020-07-06 Sold (Public Records) $55,900 Public Records
• 2020-06-30 Sold (MLS) $55,900 West Penn MLS
• 2020-06-24 Pending — West Penn MLS
• 2020-06-05 Contingent — West Penn MLS
• 2020-02-19 Listed $58,900 West Penn MLS
• 2019-10-10 Delisted — West Penn MLS
• 2019-04-12 Listed $59,500 West Penn MLS
• 2004-06-14 Sold (MLS) $16,500 West Penn MLS
• 2004-04-01 Listed $19,900 West Penn MLS

Property tax history

+4.4%/yr

Latest (2026): $827 · +3.9% YoY. Source: county tax records.