1020 Currant St · North Catasauqua, PA 18032

$174,500

2 bd · 2.0 ba · 3,051 sqft · SingleFamily · 74 Days on market

Built 1940 2,600 sqft lot Est $153k · 14% over ↓ 24% since listing

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1020 Currant St/519 Chestnut St. Tax records indicate 1020 Currant St. Catasauqua post office indicate 519 Chestnut. Amazing building with tons of history and even more character. Great investment opportunity or make it your dream home. 3051 sq ft of possibilities. Priced at $76/sq ft you won't find a single family home in the Lehigh Valley that offers this much value per sq ft. On the 2nd level you will find 2 generous size bedrooms, living room, bathroom and kitchen. On the ground level is 1850 sq ft of open space with extra high ceilings. Ceilings are high enough for car lifts. There is a warm air oil furnace installed but needs an oil tank to be installed. The ground level ha

Key facts

• Extra high ceilings
• Work shop
• 2,600 sq ft lot

Tags

• EXTRA HIGH CEILINGS
• WORK SHOP
• ADDITIONAL LIVING SPACE

Property features AI

Exterior

• Parking: Built-in garage; 2-car garage
• Utilities: Electric service with circuit breakers; Public water; Public sewer
• Home design: Above-grade finished area reported (3,051)
• Construction: Stucco exterior; Asphalt/fiberglass roof
• Exterior features: Property has a view; Lot approximately 0.06 acres

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Two bedrooms on the second floor (12 x 10; 15 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the second floor (8 x 6); Two half bathrooms on the first floor (4 x 4; 6 x 5)
• Heating & cooling: Baseboard heating; Electric heating; Forced air; Oil heating; Central air conditioning; Wall unit(s)
• Interior features: Dining area; Carpet and vinyl flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#367 in PA, #3,205 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Catasauqua Area SD (suburban): math 23% / reading 41% proficiency, ranked #431 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $55k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $152,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Currant St	0.00mi	2/2.0	3,051 (0%)	1mo	$152,000	$50	99

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,214
• Equity at exit: $26,019

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $7,966
• Equity at exit: $15,088

Cash invested: $48,860 (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 18032

• Home prices YoY: -34.7%
• Active inventory: 49
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$915
• Tax est. 1.5%: −$218 /mo · $2,618/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $236

Break-even live

Break-even rent $1,526

Max offer price $174,500

Occupancy floor 82%

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3318 N 3rd St Whitehall, PA	3.0	2.0	2424	$2,500	$1.03	14d	1	1.05mi

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-03-27
   status Active
3. 2025-11-04
   status Pending
4. 2025-10-23
   price $174,500
5. 2025-10-22
   price $187,500
6. 2025-10-10
   price $199,900
7. 2025-09-26
   listed $229,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,904
• − Mortgage interest: −$9,775
• − Property taxes: −$2,618
• − Insurance: −$872
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$5,076
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,819/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: Catasauqua Area SD
• NCES district ID: 4205160
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 41% ▼ -21.00%
• Median HH income: $53,073
• Composite: 28.09/100
• National rank: #6832
• State rank: #431 of 539 in PA

Livability — North Catasauqua

• Score: 77/100
• State rank: #367
• US rank: #3205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Catasauqua, PA
• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 9,555
• Household income: $81,098
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 221.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Danish 4% Polish 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -159.00%
• Current HPI: 299.4376
• 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

-24.1% since first listed

7 events — show timeline

• 2026-05-01 Pending — GLVRMLS
• 2026-03-27 Relisted — GLVRMLS
• 2025-11-04 Pending — GLVRMLS
• 2025-10-23 Price Changed $174,500 GLVRMLS
• 2025-10-22 Price Changed $187,500 GLVRMLS
• 2025-10-10 Price Changed $199,900 GLVRMLS
• 2025-09-26 Listed $229,900 GLVRMLS