1510 Easton Ave · Bethlehem, PA 18017

$289,000

4 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 5 Days on market

Built 1920 6,000 sqft lot Est $325k · 11% under

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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 +13.3/30.0
• ARV discount +12.4/15.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Terrific 4 Br Single home in North Bethlehem with many updates. Home features a large eat in kitchen, modern bathroom, an oversized fenced city lot with off-street parking, large living room with hardwood floors, covered front porch, gas heat, and much more. This home is conveniently located near restaurants, bars, schools, and major transportation routes. This home is a definite MUST SEE!!!!

Key facts

• 6,000 sq ft lot
• Parking
• Built 1920

Property features AI

Exterior

• Parking: Off-street parking on a parking pad
• Utilities: Public water; Public sewer
• Home design: Two-story home; Residential zoning
• Construction: Aluminum siding and brick exterior; Slate roof; Full basement
• Exterior features: Porch; Yard fenced

Interior

• Kitchen: Dishwasher; Gas oven and gas range; Microwave; Refrigerator; Gas water heater
• Bedrooms: Four bedrooms on the second floor (approx. 9x9, 11x9, 13x11, 13x11)
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: One full bathroom on the second floor (approx. 9x6)
• Heating & cooling: Gas heating with radiators
• Interior features: Dining area and separate/formal dining room; Eat-in kitchen
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $0 ($-2/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (14.3% below list).
• Recommended offer: $248k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+2.6%/yr); 153 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 33% of the median local income ($91k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $75k; list at $289k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,642 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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 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?
5. 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?
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 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: 0.86% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $324,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 Easton Ave	0.00mi	4/1.0	1,524 (0%)	1mo	$289,000	$190	99
1415 Maple St	0.10mi	3/1.5 (-1)	1,640 (+8%)	8mo	$350,000	$213	70
1608 Millard St	0.16mi	4/2.0	1,344 (-12%)	1mo	$430,000	$320	68
1738 Madison Ave	0.36mi	3/2.0 (-1)	1,622 (+6%)	7mo	$339,900	$210	58
2012 Kemmerer St	0.63mi	3/2.0 (-1)	1,551 (+2%)	3mo	$325,000	$210	56
2109 Kemmerer St	0.70mi	3/1.5 (-1)	1,466 (-4%)	2mo	$370,000	$252	53
1433 Chelsea Ave	0.52mi	3/1.5 (-1)	1,645 (+8%)	6mo	$349,900	$213	50
1918 Montgomery St	0.65mi	3/1.5 (-1)	1,652 (+8%)	1mo	$361,500	$219	48
439 E Union Blvd	0.55mi	3/1.0 (-1)	1,310 (-14%)	7mo	$314,537	$240	40
128 E Spruce St	0.64mi	3/1.5 (-1)	1,728 (+13%)	5mo	$285,000	$165	37
1936 Kemmerer St	0.61mi	3/1.5 (-1)	1,312 (-14%)	6mo	$280,000	$213	37
1022 Hilton St	0.72mi	3/1.5 (-1)	1,733 (+14%)	2mo	$310,000	$179	35

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-47,823
• Equity at exit: $43,091

10-year hold

• IRR: -9.3%
• Equity multiple: 0.44×
• Total profit: $-45,651
• Equity at exit: $24,987

Cash invested: $80,920 (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 18017

• Rents YoY: 2.6%
• Active inventory: 153
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$321 /mo · $3,847/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-0

Break-even live

Break-even rent $2,477

Max offer price $288,965

Occupancy floor 95%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 E Washington Ave Bethlehem, PA	4.0	1.5	1650	$2,645	$1.60	2d	1	0.20mi
1214 Maple St Bethlehem, PA	3.0	1.0	1462	$2,000	$1.37	43d	1	0.22mi
754 E Washington Ave Bethlehem, PA	3.0	2.0	1200	$1,900	$1.58	43d	1	0.34mi
1138 Arcadia St Bethlehem, PA	3.0	1.0	1802	$2,095	$1.16	43d	1	0.46mi
537 Goepp Cir Unit B Bethlehem, PA	3.0	1.5	1225	$1,895	$1.55	43d	1	0.46mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	23d	1	0.48mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	43d	1	0.48mi
822 Elm St Bethlehem, PA	3.0	1.5	1406	$2,195	$1.56	14d	1	0.52mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,395	$1.74	2d	1	0.53mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,349	$1.71	14d	1	0.53mi
802 Elm St Bethlehem, PA	4.0	1.5	1520	$2,800	$1.84	21d	1	0.55mi
316 E Union Blvd Bethlehem, PA	4.0	2.0	1460	$2,145	$1.47	43d	1	0.59mi
129 E Goepp St Bethlehem, PA	3.0	2.0	1648	$2,600	$1.58	2d	1	0.59mi
1136 N New St Bethlehem, PA	3.0	1.0	1296	$2,300	$1.77	2d	1	0.61mi
122 E Goepp St Unit 1 Bethlehem, PA	3.0	1.0	1137	$1,895	$1.67	2d	1	0.62mi
69 E Goepp St Bethlehem, PA	3.0	1.0	1100	$2,150	$1.95	2d	1	0.65mi
47 W Goepp St Bethlehem, PA	3.0	1.5	1184	$1,995	$1.68	2d	1	0.84mi
68 W Union Blvd Bethlehem, PA	4.0	1.5	1804	$2,295	$1.27	14d	1	0.90mi
1240 Pembroke Rd #1 Bethlehem, PA	3.0	1.0	1249	$1,795	$1.44	43d	1	0.92mi
2234 Easton Ave Bethlehem, PA	3.0	1.5	1254	$2,395	$1.91	2d	1	0.93mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	2d	1	0.98mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	23d	1	1.01mi
1057 Decatur St Bethlehem, PA	3.0	2.5	1773	$2,650	$1.49	44d	1	1.03mi
87 W Broad St Unit 2 Bethlehem, PA	5.0	1.0	1300	$2,200	$1.69	14d	1	1.06mi
42 E Wall St Bethlehem, PA	4.0	1.0	1474	$2,550	$1.73	23d	1	1.07mi
1416 Livingston St Bethlehem, PA	1.0–4.0	1.0–2.0	1002	$2,554	$2.55	2d	20	1.25mi
520 W Union Blvd Unit 2 Bethlehem, PA	3.0	1.0	2225	$2,150	$0.97	23d	1	1.33mi
314 State St Bethlehem, PA	4.0	2.0	1654	$2,650	$1.60	14d	1	1.49mi

Listing history 7 events

1. 2026-04-16
   status Pending
2. 2026-04-10
   listed $289,000 Active
3. 2012-09-07
   historical
4. 2012-05-21
   listed $139,900
5. 2011-09-07
   historical
6. 2011-03-14
   listed $148,000
7. 1987-11-01
   soldstatus $75,000

ⓘ 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: $3,847 · $321/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$359/yr (+$30/mo · 9.3%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,717
• − Mortgage interest: −$16,188
• − Property taxes: −$3,847
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$8,407
• Taxable loss: −$4,926
• Est. tax savings @ 24.0%: +$1,182
• After-tax cash flow: $1,180/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): 40,640
• Household income: $91,173
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 950.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 25% Two or more races 14% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 16% Dominican 4%
• Common ancestry: Romanian 4% Polish 2% Lithuanian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 15% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -218.92%
• Current HPI: 203.0358
• Rent YoY: ▲ 2.60%
• 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

+285.3% since first listed

7 events — show timeline

• 2026-04-16 Pending — GLVRMLS
• 2026-04-10 Listed $289,000 GLVRMLS
• 2012-09-07 Listing Removed — GLVRMLS
• 2012-05-21 Listed $139,900 GLVRMLS
• 2011-09-07 Listing Removed — GLVRMLS
• 2011-03-14 Listed $148,000 GLVRMLS
• 1987-11-01 Sold (Public Records) $75,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $3,847 · +3.5% YoY. Source: county tax records.