609 N Hoffert St · Fountain Hill, PA 18015

$225,000

3 bd · 1.5 ba · 2,073 sqft · SingleFamily public records · 35 Days on market

Built 1900 $109/sqft · 28% below area Est $311k · 28% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

New efficient gas heater runs 96 % efficient with radiators , newer widows throughout the whole house easy to clean done by Widow world, new 200 amp electrical, house is very big needs some TLC make me an offer i will work with you

Key facts

• Efficient gas heater
• Newer widows
• Built 1900

Tags

• EFFICIENT GAS HEATER
• NEWER WIDOWS
• NEW 200 AMP ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $56 ($670/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 $213k (5.5% below list).
• Recommended offer: $213k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Fountain Hill — 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 (#155 in PA, #1,290 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute C-, employment D, schools 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $225k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $212,576 (5.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (median comp): $310,969
• List price: $225,000
• Delta: -27.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1044 Wiley St	0.20mi	3/2.0	2,112 (+2%)	6mo	$319,900	$151	80
1217 Stanley Ave	0.22mi	3/1.5	1,974 (-5%)	9mo	$325,000	$165	74
949 Wyandotte St	0.41mi	3/1.0	2,199 (+6%)	0mo	$200,000	$91	68
851 N Hoffert St	0.20mi	3/1.5	1,896 (-8%)	11mo	$355,000	$187	67
602 Norway Pl	0.36mi	4/1.5 (+1)	2,170 (+5%)	10mo	$423,300	$195	62
1371 Nace Ave	0.61mi	3/3.0	2,004 (-3%)	2mo	$380,000	$190	59
1434 Moravia St	0.53mi	3/2.5	1,960 (-6%)	6mo	$365,000	$186	57
413 Pawnee St	0.67mi	4/1.5 (+1)	2,062 (-0%)	8mo	$283,500	$137	56
616 Diehl Ave	0.47mi	4/2.5 (+1)	2,208 (+6%)	6mo	$307,500	$139	53
531 Carlton Ave	0.62mi	3/2.0	1,958 (-6%)	8mo	$290,000	$148	53
649 Roosevelt Ave	0.64mi	3/2.0	2,250 (+8%)	6mo	$265,000	$118	48
517 Lechauwecki Ave	0.47mi	3/2.0	2,365 (+14%)	5mo	$265,000	$112	48

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: -9.8%
• Equity multiple: 0.63×
• Total profit: $-23,513
• Equity at exit: $33,548

10-year hold

• IRR: 4.7%
• Equity multiple: 1.41×
• Total profit: $26,081
• Equity at exit: $19,454

Cash invested: $63,000 (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 18015

• Home prices YoY: -30.7%
• Rents YoY: 7.2%
• Active inventory: 156
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$350 /mo · $4,198/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $56

Break-even live

Break-even rent $2,055

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $183	-5% $120	+0% $56	+5% $-8	+10% $-72
Rent	-10% $-112	-5% $-28	+0% $56	+5% $140	+10% $224
Rate	-1.0pp $169	-0.5pp $113	base $56	+0.5pp $-2	+1.0pp $-62

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Finady Ave Bethlehem, PA	3.0	1.5	1500	$1,600	$1.07	21d	1	0.22mi
517 Seneca St Unit 1 Bethlehem, PA	2.0	1.5	1500	$2,200	$1.47	44d	1	0.52mi
11 W 2nd St Bethlehem, PA	2.0	2.0	1620	$2,550	$1.57	24d	4	1.06mi
1861 E Emmaus Ave Allentown, PA	3.0	2.0	1704	$2,500	$1.47	14d	1	1.16mi
1718 Calypso Ave Bethlehem, PA	4.0	1.5	1912	$2,700	$1.41	44d	1	1.30mi
436 Pierce St Bethlehem, PA	4.0	2.0	1452	$2,250	$1.55	3d	1	1.31mi
612 E 5th St Bethlehem, PA	4.0	2.0	1814	$2,500	$1.38	44d	1	1.34mi
42 E Wall St Bethlehem, PA	4.0	1.0	1474	$2,550	$1.73	24d	1	1.45mi

Listing history 13 events

1. 2026-06-15
   days on market $225,000 Active 35 DOM
2. 2026-06-14
   days on market $225,000 Active 33 DOM
3. 2026-06-10
   days on market $225,000 Active 30 DOM
4. 2026-06-09
   days on market $225,000 Active 29 DOM
5. 2026-06-08
   days on market $225,000 Active 28 DOM
6. 2026-06-07
   days on market $225,000 Active 27 DOM
7. 2026-06-03
   days on market $225,000 Active 23 DOM
8. 2026-06-02
   days on market $225,000 Active 22 DOM
9. 2026-06-01
   days on market $225,000 Active 21 DOM
10. 2026-05-31
    days on market $225,000 Active 20 DOM
11. 2026-05-31
    days on market $225,000 Active 19 DOM
12. 2026-05-12
    listed $225,000 Active 231-char remark
13. 2006-10-04
    soldstatus $96,000

ⓘ 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: $4,198 · $350/mo
• Projected year-2 tax: $4,198 · $350/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 47% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $25,509
• − Mortgage interest: −$12,603
• − Property taxes: −$4,198
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$6,545
• Taxable loss: −$3,044
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $1,401/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 — Fountain Hill

• Score: 82/100
• State rank: #155
• US rank: #1290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Hill, PA
• County: Northampton County · 236,814 people
• 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 (Lehigh County) Hauer SSP2

• Today (2025): 392,957 people
• By 2030: 408,319 · +3.9%
• By 2040: 440,007 · +12.0%
• By 2050: 475,940 · +21.1%
• By 2075: 590,448 · +50.3%
• By 2100: 690,314 · +75.7%

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 · Lehigh

• 2024 margin: Toss-up / Even · D 50.7% · R 48.0% · Other 1.2%
• 2008→2024 swing: -12.9pp toward R · 2008: 15.6pp · 2024: 2.7pp
• All cycles: 2024: D+2.7 2020: D+7.6 2016: D+4.4 2012: D+7.5 2008: D+15.6

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

1 event — show timeline

• 2006-10-04 Sold (Public Records) $96,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $4,198 · +5.1% YoY. Source: county tax records.