214 Messinger St · Bangor, PA 18013

$93,000

3 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 21 Days on market

Built 1900 2,178 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this beauty! It is tastefully updated w a neutral theme and move in ready! Feast your eyes on the gorgeous kitchen, which features stainless steel appliances, PLUS maple cabinets and plenty of counter space, featuring high-end granite. This home is more than complete with 3 spacious bedrooms and a spacious, clean, updated bathroom. Enjoy nature from the rear deck, overlooking a useable yard. Storage options are plentiful with the walk-up attic and don’t forget about the full basement! It is unfinished and offers limitless possibilities. This house has everything but you! Owner is a licensed real estate agent.

Key facts

• 2,178 sq ft lot
• 2 parking spots
• Built 1900

Tags

• FULL REHAB OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.2% in Bangor — 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 68/100 on livability (#886 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Bangor Area SD (rural): math 50% / reading 60% proficiency, ranked #107 of 539 in PA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Washington El Sch (math 60% / reading 63%, grade B, #360 of 1,518 statewide, top 24%, 424 students, 48% FRL); Bangor Area Ms (math 31% / reading 53%, grade D-, #221 of 512 statewide, top 45%, 455 students, 48% FRL); Bangor Area Hs (math 77% / reading 72%, grade B+, #32 of 437 statewide, top 7%, 887 students, 35% FRL).
• Market conditions: 76 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,605 (1.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.81% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.12%
• DSCR: 2.16
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $270,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
346 Messinger	0.11mi	3/1.0	1,224 (-4%)	1mo	$190,000	$155	87
119 Messinger St	0.06mi	3/1.5	1,376 (+8%)	1mo	$253,900	$185	82
135 Miller St	0.05mi	3/1.5	1,312 (+3%)	13mo	$255,000	$194	80
7 Washington Blvd	0.44mi	3/1.0	1,320 (+3%)	8mo	$280,000	$212	67
666 Snyder St	0.13mi	3/1.0	1,120 (-12%)	16mo	$241,500	$216	60
47 N 4Th St	0.66mi	3/1.5	1,324 (+4%)	16mo	$180,000	$136	48
650 Walnut	0.66mi	3/2.0	1,300 (+2%)	18mo	$320,000	$246	47
558 Richmond Rd	0.40mi	3/1.0	1,120 (-12%)	18mo	$310,000	$277	46
614 S 6th St	0.60mi	3/1.5	1,142 (-11%)	11mo	$221,400	$194	43
326 Pennsylvania Ave	0.68mi	3/1.0	1,400 (+10%)	15mo	$243,500	$174	40
416 7th St	0.66mi	3/1.5	1,452 (+14%)	8mo	$336,000	$231	38
516 S 6Th St	0.60mi	3/3.0	1,442 (+13%)	14mo	$406,000	$282	31

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: 19.9%
• Equity multiple: 1.81×
• Total profit: $21,127
• Equity at exit: $13,867

10-year hold

• IRR: 28.2%
• Equity multiple: 3.51×
• Total profit: $65,275
• Equity at exit: $8,041

Cash invested: $26,040 (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 18013

• Active inventory: 76
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $567

Break-even live

Break-even rent $961

Max offer price $93,000

Occupancy floor 61%

Sensitivity live

Price	-10% $619	-5% $593	+0% $567	+5% $540	+10% $514
Rent	-10% $434	-5% $500	+0% $567	+5% $633	+10% $699
Rate	-1.0pp $614	-0.5pp $590	base $567	+0.5pp $543	+1.0pp $518

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 N 8th St Bangor, PA	3.0	1.5	1120	$1,850	$1.65	4d	1	1.03mi
338 Washington Blvd Bangor, PA	3.0	1.0	1004	$1,499	$1.49	4d	1	1.20mi

Listing history 19 events

1. 2026-02-24
   status Pending
2. 2026-02-03
   listed $93,000 Active
3. 2025-10-27
   status Pending
4. 2025-10-08
   status Active
5. 2025-10-08
   listed $75,000
6. 2025-10-08
   historical
7. 2020-09-29
   soldstatus $116,500
8. 2020-09-22
   soldstatus $116,500 Sold 642-char remark

   Show marketing remark (642 chars)

   Don't miss out on this beauty! It is tastefully updated w a neutral theme and move in ready! Feast your eyes on the gorgeous kitchen, which features stainless steel appliances, PLUS maple cabinets and plenty of counter space, featuring high-end granite. This home is more than complete with 3 spacious bedrooms and a spacious, clean, updated bathroom. Enjoy nature from the rear deck, overlooking a useable yard. Storage options are plentiful with the walk-up attic and don’t forget about the full basement! It is unfinished and offers limitless possibilities. This house has everything but you! Owner is a licensed real estate agent.

9. 2020-07-23
   status Pending 642-char remark

   Show marketing remark (642 chars)

   Don't miss out on this beauty! It is tastefully updated w a neutral theme and move in ready! Feast your eyes on the gorgeous kitchen, which features stainless steel appliances, PLUS maple cabinets and plenty of counter space, featuring high-end granite. This home is more than complete with 3 spacious bedrooms and a spacious, clean, updated bathroom. Enjoy nature from the rear deck, overlooking a useable yard. Storage options are plentiful with the walk-up attic and don’t forget about the full basement! It is unfinished and offers limitless possibilities. This house has everything but you! Owner is a licensed real estate agent.

10. 2020-06-10
    listed $114,900 Active 642-char remark

    Show marketing remark (642 chars)

    Don't miss out on this beauty! It is tastefully updated w a neutral theme and move in ready! Feast your eyes on the gorgeous kitchen, which features stainless steel appliances, PLUS maple cabinets and plenty of counter space, featuring high-end granite. This home is more than complete with 3 spacious bedrooms and a spacious, clean, updated bathroom. Enjoy nature from the rear deck, overlooking a useable yard. Storage options are plentiful with the walk-up attic and don’t forget about the full basement! It is unfinished and offers limitless possibilities. This house has everything but you! Owner is a licensed real estate agent.

11. 2020-03-30
    soldstatus $71,501
12. 2017-09-26
    soldstatus $92,000
13. 2017-09-20
    soldstatus $92,000 Sold
14. 2017-08-20
    status Pending
15. 2017-07-03
    listed $89,900 Active
16. 2017-05-24
    soldstatus $23,000 Sold
17. 2017-05-02
    status Pending
18. 2017-03-22
    price $29,900
19. 2017-02-09
    listed $34,500 Active

ⓘ 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: $2,796 · $233/mo
• Projected year-2 tax: $2,796 · $233/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,145
• − Mortgage interest: −$5,209
• − Property taxes: −$2,796
• − Insurance: −$465
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$2,705
• Taxable income: $5,746
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $5,422/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: Bangor Area SD
• NCES district ID: 4203000
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $57,818
• Composite: 47.64/100
• National rank: #2250
• State rank: #107 of 539 in PA

Livability — Bangor

• Score: 68/100
• State rank: #886
• US rank: #9437

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bangor, PA
• County: Northampton County · 236,814 people
• City population: 17,597
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 17,597
• Household income: $78,847
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 346.0

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: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -158.33%
• Current HPI: 191.8044
• Rent YoY: —
• 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

+169.6% since first listed

19 events — show timeline

• 2026-02-24 Pending — PMAR
• 2026-02-03 Listed $93,000 PMAR
• 2025-10-27 Pending — PMAR
• 2025-10-08 Relisted — PMAR
• 2025-10-08 Delisted — PMAR
• 2025-10-08 Listed $75,000 PMAR
• 2020-09-29 Sold (Public Records) $116,500 Public Records
• 2020-09-22 Sold (MLS) $116,500 GLVRMLS
• 2020-07-23 Pending — GLVRMLS
• 2020-06-10 Listed $114,900 GLVRMLS
• 2020-03-30 Sold (Public Records) $71,501 Public Records
• 2017-09-26 Sold (Public Records) $92,000 Public Records
• 2017-09-20 Sold (MLS) $92,000 GLVRMLS
• 2017-08-20 Pending — GLVRMLS
• 2017-07-03 Listed $89,900 GLVRMLS
• 2017-05-24 Sold (MLS) $23,000 GLVRMLS
• 2017-05-02 Pending — GLVRMLS
• 2017-03-22 Price Changed $29,900 GLVRMLS
• 2017-02-09 Listed $34,500 GLVRMLS

Property tax history

+1.2%/yr

Latest (2026): $2,796 · +0.6% YoY. Source: county tax records.