1025 Northampton St · Easton, PA 18042

$264,900

5 bd · 1.0 ba · 2,181 sqft · Townhouse public records · 4 Days on market

Built 1900 1,992 sqft lot $121/sqft · 19% above area Est $222k · 19% 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 +17.8/30.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1025 Northampton Street. This beautiful semi detached home offer 4 bedrooms, 3 full bathrooms, spacious living room, separate dinning area, walkout basement, back patio, separate laundry room and gorgeous foyer. Schedule a showing today to fully experience the joys of living in Easton, PA.

Key facts

• Covered front porch
• High ceilings
• Granite counters

Tags

• HIGH CEILINGS
• HARDWOOD FLOORS
• GRANITE COUNTERS
• PRIVATE PRIMARY SUITE
• FULLY REMODELED BATHROOM
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Zoned B-Ns (Business/Neighborhood)
• Financial info: Information not provided
• HOA & community: Information not provided

Exterior

• Parking: On-street parking
• Security: Information not provided
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Gas water heater
• Home design: 3 stories; Above-grade finished area reported (information provided)
• Construction: Aluminum siding with stone/stone veneer accents; Asphalt, fiberglass and rubber roofing
• Exterior features: Porch; Patio; Shed(s); Corner lot

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Refrigerator
• Bedrooms: Information not provided
• Flooring: Hardwood; Carpet; Luxury vinyl / luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating with baseboard, radiator and steam systems; Wall/window cooling units
• Interior features: Dining area and separate/formal dining room; Kitchen island; Mud room; Utility room; Walk-out basement access; 8 total rooms
• Laundry & utility: Washer and dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $252k (4.8% below list).
• Recommended offer: $252k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.2% in Easton — 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 84/100 on livability (#92 in PA, #667 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+.
• Easton Area SD (suburban): math 31% / reading 44% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Paxinosa El Sch (math 12% / reading 17%, grade F, #1,346 of 1,518 statewide, top 89%, 579 students, 100% FRL); Easton Area Ms (math 16% / reading 43%, grade F, #385 of 512 statewide, top 76%, 1,874 students, 100% FRL); Easton Area Hs (math 49% / reading 44%, grade D-, #173 of 437 statewide, top 40%, 2,844 students, 92% FRL) — zoned schools average 97% FRL vs 40% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 191 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 39% of the median local income ($78k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,142 (4.8% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $221,886
• List price: $264,900
• Delta: 19.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1025 Northampton St	0.00mi	4/2.0 (-1)	2,181 (0%)	0mo	$295,000	$135	91
25 N 8th St	0.22mi	5/2.0	2,210 (+1%)	2mo	$275,745	$125	82
32 N 8th St	0.20mi	5/2.0	2,108 (-3%)	2mo	$285,000	$135	79
824 Wolf Ave	0.39mi	5/1.5	2,112 (-3%)	4mo	$165,000	$78	71
125-B N 14th St Unit SOUTH/RIGHT SIDE	0.33mi	4/1.5 (-1)	2,050 (-6%)	1mo	$348,000	$170	67
125 14th St Unit B	0.34mi	4/1.5 (-1)	2,050 (-6%)	1mo	$348,000	$170	67
72 N 7th St	0.29mi	4/2.0 (-1)	2,400 (+10%)	1mo	$260,000	$108	60
34 S 13th St	0.24mi	4/2.0 (-1)	1,941 (-11%)	2mo	$230,000	$118	60
134 S 8th St	0.28mi	5/1.0	1,904 (-13%)	8mo	$229,500	$121	59
819 Spring Garden St	0.22mi	4/2.0 (-1)	2,432 (+12%)	8mo	$279,900	$115	55
1053 Lehigh	0.22mi	4/2.0 (-1)	2,435 (+12%)	9mo	$301,500	$124	54
162 S Union St	0.50mi	4/1.5 (-1)	2,005 (-8%)	4mo	$265,000	$132	53

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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-24,138
• Equity at exit: $39,497

10-year hold

• IRR: 3.1%
• Equity multiple: 1.24×
• Total profit: $18,145
• Equity at exit: $22,904

Cash invested: $74,172 (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 18042

• Rents YoY: 4.9%
• Active inventory: 191
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$276 /mo · $3,315/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $216

Break-even live

Break-even rent $2,248

Max offer price $264,900

Occupancy floor 86%

Sensitivity live

Price	-10% $366	-5% $291	+0% $216	+5% $141	+10% $66
Rent	-10% $17	-5% $117	+0% $216	+5% $316	+10% $415
Rate	-1.0pp $350	-0.5pp $284	base $216	+0.5pp $148	+1.0pp $78

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Spring Garden St Easton, PA	4.0	2.0	1534	$2,400	$1.56	45d	1	0.15mi
35 N 9th St Easton, PA	4.0	2.0	1512	$2,250	$1.49	4d	1	0.17mi
122 N 13th St Easton, PA	4.0	3.0	1736	$2,300	$1.32	4d	1	0.25mi
103 Highlands Cir Easton, PA	4.0	2.5	1955	$3,400	$1.74	4d	1	1.46mi
61 Rose St Phillipsburg, NJ	4.0	1.0	2000	$2,500	$1.25	4d	1	1.47mi

Listing history 19 events

1. 2026-05-10
   status Pending 976-char remark
2. 2026-05-06
   listed $264,900 Active 976-char remark
3. 2022-12-13
   soldstatus $215,000
4. 2022-12-05
   soldstatus $215,000 Sold 301-char remark

   Show marketing remark (301 chars)

   Welcome to 1025 Northampton Street. This beautiful semi detached home offer 4 bedrooms, 3 full bathrooms, spacious living room, separate dinning area, walkout basement, back patio, separate laundry room and gorgeous foyer. Schedule a showing today to fully experience the joys of living in Easton, PA.

5. 2022-10-04
   status Pending 301-char remark

   Show marketing remark (301 chars)

   Welcome to 1025 Northampton Street. This beautiful semi detached home offer 4 bedrooms, 3 full bathrooms, spacious living room, separate dinning area, walkout basement, back patio, separate laundry room and gorgeous foyer. Schedule a showing today to fully experience the joys of living in Easton, PA.

6. 2022-09-22
   listed $209,900 Active 301-char remark

   Show marketing remark (301 chars)

   Welcome to 1025 Northampton Street. This beautiful semi detached home offer 4 bedrooms, 3 full bathrooms, spacious living room, separate dinning area, walkout basement, back patio, separate laundry room and gorgeous foyer. Schedule a showing today to fully experience the joys of living in Easton, PA.

7. 2016-10-29
   historical
8. 2016-10-18
   price $120,000
9. 2016-10-07
   price $142,000
10. 2016-09-27
    listed $150,000 Active
11. 2016-09-12
    historical
12. 2016-06-15
    price $134,500
13. 2016-04-04
    price $139,900
14. 2016-03-11
    listed $144,900 Active
15. 2000-04-13
    soldstatus $62,750
16. 2000-03-31
    soldstatus $62,750
17. 2000-01-02
    listed $64,900
18. 1992-08-01
    soldstatus $49,900
19. 1985-12-01
    soldstatus $33,000

ⓘ 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: $3,315 · $276/mo
• Projected year-2 tax: $3,750 · $313/mo
• Expected delta: +$435/yr (+$36/mo · 13.1%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,257
• − Mortgage interest: −$14,839
• − Property taxes: −$3,315
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$7,706
• Taxable loss: −$1,768
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $3,018/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: Easton Area SD
• NCES district ID: 4208850
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $61,390
• Composite: 33.46/100
• National rank: #5457
• State rank: #364 of 539 in PA

Livability — Easton

• Score: 84/100
• State rank: #92
• US rank: #667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, PA
• County: Northampton County · 236,814 people
• City population: 75,961
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 45,532
• Household income: $77,556
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1590.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 3% Polish 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Arabic 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: ▼ -460.52%
• Current HPI: 254.8776
• Rent YoY: ▲ 4.94%
• 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

+793.9% since first listed

20 events — show timeline

• 2026-06-10 Sold (MLS) $295,000 GLVRMLS
• 2026-05-10 Pending — GLVRMLS
• 2026-05-06 Listed $264,900 GLVRMLS
• 2022-12-13 Sold (Public Records) $215,000 Public Records
• 2022-12-05 Sold (MLS) $215,000 GLVRMLS
• 2022-10-04 Pending — GLVRMLS
• 2022-09-22 Listed $209,900 GLVRMLS
• 2016-10-29 Listing Removed — GLVRMLS
• 2016-10-18 Price Changed $120,000 GLVRMLS
• 2016-10-07 Price Changed $142,000 GLVRMLS
• 2016-09-27 Listed $150,000 GLVRMLS
• 2016-09-12 Listing Removed — GLVRMLS
• 2016-06-15 Price Changed $134,500 GLVRMLS
• 2016-04-04 Price Changed $139,900 GLVRMLS
• 2016-03-11 Listed $144,900 GLVRMLS
• 2000-04-13 Sold (Public Records) $62,750 Public Records
• 2000-03-31 Sold (MLS) $62,750 GLVRMLS
• 2000-01-02 Listed $64,900 GLVRMLS
• 1992-08-01 Sold (Public Records) $49,900 Public Records
• 1985-12-01 Sold (Public Records) $33,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $3,315 · +2.3% YoY. Source: county tax records.