1401 E 5th St · Bethlehem, PA 18015

$199,900

3 bd · 1.0 ba · 984 sqft · Townhouse public records · 1 Days on market

Built 1916 1,040 sqft lot Est $162k · 23% over

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Why this score? — see what drove the D 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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Rent growth +4.3/5.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment with great cash flow and even more room to grow. Well-maintained and low maintenance, excellent cash to cash return. Long term, responsible and cooperative tenants. Clear CO offered. Southside close to Donegan Elementary School, Casino, highway 412, 78, shopping and restaurants. When showing, All COVID19 related CDC guidelines apply. Owner is a licensed PA realtor. Pictures inside taken in 2017 right before the current tenant moved in.

Key facts

• New lvp floors
• Fenced yard
• Corner home

Tags

• CORNER HOME
• NEW LVP FLOORS
• COVERED BACK PORCH
• FENCED YARD
• GREAT VIEWS

Property features AI

Finance

• Other: Single-unit property
• Financial info: Assessed value $19,600; Annual taxes $1,834.75; Maintenance expense $200; Operating expense $3,035; Insurance expense $1,000

Exterior

• Utilities: Public water; Public sewer
• Home design: Brick construction
• Construction: Brick exterior
• Exterior features: Lot zoned RM (residential); Lot size 1,040 sq ft (0.024 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Wall/window air conditioning units
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (6.2% below list).
• Recommended offer: $188k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.3% in Bethlehem — 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 82/100 on livability (#138 in PA, #1,122 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Bethlehem Area SD (urban): math 31% / reading 49% proficiency, ranked #342 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.2%/yr); 156 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 37% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $122k; list at $200k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,541 (6.2% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $162,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Mechanic St	0.27mi	3/1.0	1,003 (+2%)	19mo	$185,000	$184	68
1409 E 5th St	0.01mi	3/1.0	848 (-14%)	17mo	$185,000	$218	62
322 State St	0.53mi	2/1.0 (-1)	960 (-2%)	10mo	$180,000	$188	58
754 E 5th St	0.70mi	2/1.0 (-1)	988 (+0%)	6mo	$130,000	$132	56
1171 Mechanic St	0.32mi	2/2.0 (-1)	864 (-12%)	1mo	$180,000	$208	55
740 Laufer St	0.72mi	3/1.5	910 (-8%)	3mo	$150,000	$165	49
657 Lamb St	0.68mi	3/1.0	1,048 (+6%)	13mo	$115,000	$110	46
1135 Amplex St	0.42mi	3/1.0	1,120 (+14%)	13mo	$185,000	$165	46
932 Mechanic St	0.54mi	2/1.5 (-1)	916 (-7%)	12mo	$115,000	$126	46
662 Atlantic St	0.74mi	2/1.0 (-1)	1,074 (+9%)	2mo	$140,000	$130	44
1125 Amplex St	0.43mi	2/1.0 (-1)	1,120 (+14%)	18mo	$175,000	$156	37
512 Atlantic St	0.70mi	2/1.0 (-1)	1,105 (+12%)	12mo	$169,900	$154	32

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-11,652
• Equity at exit: $29,806

10-year hold

• IRR: 8.5%
• Equity multiple: 1.76×
• Total profit: $42,657
• Equity at exit: $17,284

Cash invested: $55,972 (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 18015

• Home prices YoY: -30.7%
• Rents YoY: 7.2%
• Active inventory: 156
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $197

Break-even live

Break-even rent $1,626

Max offer price $199,900

Occupancy floor 84%

Sensitivity live

Price	-10% $310	-5% $254	+0% $197	+5% $141	+10% $84
Rent	-10% $49	-5% $123	+0% $197	+5% $271	+10% $345
Rate	-1.0pp $298	-0.5pp $248	base $197	+0.5pp $145	+1.0pp $93

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 E 4th St #3 Bethlehem, PA	2.0	1.0	1000	$1,550	$1.55	44d	1	0.10mi
1209 Mechanic St Bethlehem, PA	3.0	1.0	1003	$2,000	$1.99	22d	1	0.29mi
1201 E 4th St Unit 4 Bethlehem, PA	3.0	1.5	1100	$1,800	$1.64	44d	1	0.29mi
1630 E 9th St Bethlehem, PA	2.0	1.0	750	$1,750	$2.33	15d	1	0.38mi
1113 E 4th St Unit 1 Bethlehem, PA	2.0	1.0	1000	$1,350	$1.35	24d	1	0.44mi
938 E 4th St Unit 102 Bethlehem, PA	2.0	1.0	813	$1,970	$2.42	44d	1	0.55mi
938 E 4th St #401 Bethlehem, PA	2.0	1.0	928	$2,150	$2.32	44d	1	0.55mi
938 E 4th St Unit 201 Bethlehem, PA	2.0	1.0	982	$2,350	$2.39	44d	1	0.55mi
938 E 4th St Unit G02 Bethlehem, PA	2.0	1.0	813	$1,970	$2.42	15d	1	0.55mi
738 E 4th St Unit 1 Bethlehem, PA	3.0	1.0	750	$1,600	$2.13	15d	1	0.73mi
740 Laufer St Bethlehem, PA	3.0	1.5	910	$1,650	$1.81	15d	1	0.75mi
824 E 8th St Bethlehem, PA	2.0	1.5	952	$1,400	$1.47	44d	1	0.76mi
610 E 3rd St Bethlehem, PA	1.0–2.0	1.0–2.0	974	$3,008	$3.09	3d	8	0.84mi
650 E North St Bethlehem, PA	2.0	1.0–2.0	935	$2,350	$2.51	15d	7	0.93mi
214 Clearfield St Freemansburg, PA	3.0	1.0	966	$1,700	$1.76	3d	1	1.09mi
315 Clearfield St Freemansburg, PA	2.0	1.0	1040	$2,000	$1.92	3d	1	1.19mi
315 Clearfield St Unit A Freemansburg, PA	2.0	1.0	1040	$2,000	$1.92	3d	1	1.19mi
1130 Pembroke Rd Unit 2 Bethlehem, PA	2.0	1.0	750	$1,750	$2.33	44d	1	1.22mi
708 Linden St Unit 2 Bethlehem, PA	2.0	1.0	800	$1,500	$1.88	15d	1	1.23mi
530 High St Unit 32 Bethlehem, PA	2.0	1.0	800	$1,595	$1.99	15d	1	1.23mi
746 Linden St Unit 2 Bethlehem, PA	3.0	1.0	1008	$1,975	$1.96	44d	1	1.27mi
401 E Goepp St #2 Bethlehem, PA	2.0	1.0	750	$1,875	$2.50	24d	1	1.30mi
11 W 2nd St Bethlehem, PA	2.0	2.0	1620	$2,550	$1.57	24d	4	1.35mi
229 E Union Blvd Unit 1st Floor Bethlehem, PA	2.0	1.0	1000	$1,675	$1.68	3d	1	1.36mi
229 E Union Blvd Unit 2nd Floor Bethlehem, PA	2.0	1.0	982	$1,595	$1.62	3d	1	1.36mi
30 E Market St Bethlehem, PA	2.0	1.0	800	$1,650	$2.06	24d	1	1.39mi
62 E Garrison St Bethlehem, PA	2.0	2.0	800	$1,450	$1.81	44d	1	1.47mi

Listing history 4 events

1. 2026-06-10
   remarks 663-char remark
2. 2026-06-10
   listing id $199,900 Active 1 DOM
3. 2026-06-09
   remarks 478-char remark
4. 2026-06-09
   listed $199,900 Active 1 DOM

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $2,497 · $208/mo
• Expected delta: +$662/yr (+$55/mo · 36.1%)

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

Taxation est. · year 1

• Rental income: $22,505
• − Mortgage interest: −$11,198
• − Property taxes: −$1,835
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,815
• Taxable loss: −$943
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $2,591/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 Area SD
• NCES district ID: 4203570
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $55,124
• Composite: 34.92/100
• National rank: #5068
• State rank: #342 of 539 in PA

Livability — Bethlehem

• Score: 82/100
• State rank: #138
• US rank: #1122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethlehem, PA
• County: Northampton County · 236,814 people
• City population: 129,661
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 34,852
• Household income: $60,800
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1525.0

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 29% Two or more races 14% Black 10% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 19% Dominican 3%
• Common ancestry: Romanian 4% Danish 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 73% English-only · Spanish 21% Chinese 2% Other Indo-European 2%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.95%
• Current HPI: 277.4721
• Rent YoY: ▲ 7.18%
• 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

+952.1% since first listed

14 events — show timeline

• 2026-06-08 Listed $199,900 GLVRMLS
• 2022-03-16 Sold (Public Records) $122,000 Public Records
• 2022-03-14 Sold (MLS) $122,000 GLVRMLS
• 2022-02-25 Listed $142,000 GLVRMLS
• 2006-06-30 Sold (MLS) $54,000 GLVRMLS
• 2006-05-25 Listed $59,325 GLVRMLS
• 2005-12-19 Listing Removed — GLVRMLS
• 2005-06-22 Listed $79,900 GLVRMLS
• 2005-05-09 Listing Removed — GLVRMLS
• 2005-01-13 Listed $64,000 GLVRMLS
• 2003-10-21 Sold (Public Records) $59,000 Public Records
• 2003-10-02 Sold (MLS) $59,000 GLVRMLS
• 2003-08-08 Listed $59,900 GLVRMLS
• 1988-03-01 Sold (Public Records) $19,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,835 · +3.5% YoY. Source: county tax records.