649 20th St E · Northampton, PA 18067

$235,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 16 Days on market

Built 1900 2,600 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.3/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MONEY MAKER! Great investment. Most units in the area are getting over $1000 rent per month New windows, New siding, New electrical and so much more. Gorgeous hardwood floors. Easy to rent.

Key facts

• 2,600 sq ft lot
• Built 1900
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-523 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (39.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (44.4% below list).
• Recommended offer: $131k (44.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#226 in PA, #1,961 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 98 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 is only 17% of the median local income ($94k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $105k; list at $235k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,731 (44.4% 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 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 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: 0.56% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.53%
• DSCR: 0.58
• GRM: 15.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -35.1%
• Equity multiple: -0.12×
• Total profit: $-73,606
• Equity at exit: $35,039

10-year hold

• IRR: -58.2%
• Equity multiple: -0.76×
• Total profit: $-115,857
• Equity at exit: $20,319

Cash invested: $65,800 (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 18067

• Rents YoY: 1.3%
• Active inventory: 98
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$225 /mo · $2,700/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-523

Break-even live

Break-even rent $1,969

Max offer price $142,695

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2347 Washington Ave Unit 1 Northampton, PA	1.0	1.0	660	$1,250	$1.89	19d	1	0.49mi
1690 Newport Ave Unit 4 Northampton, PA	1.0	1.0	800	$1,095	$1.37	14d	1	0.65mi
961 Main St Northampton, PA	1.0	1.0	900	$1,025	$1.14	44d	1	0.96mi

Listing history 15 events

1. 2026-04-21
   status Pending
2. 2026-04-18
   status Active
3. 2026-03-31
   status Pending
4. 2026-03-17
   listed $235,000 Active
5. 2026-01-12
   soldstatus $105,000
6. 2016-03-30
   soldstatus $75,000
7. 2016-03-29
   soldstatus $75,000 Sold 191-char remark

   Show marketing remark (352 chars)

   PRICED BELOW market value. CHEAPER than renting. Very clean and ready to move in. Gorgeous new hard wood floors. Large living and dining area. Eat in kitchen. Large fenced yard. 2 bedrooms with expandable attic. Modern and clean bathroom. Covered porch. Large basement with new gas furnace. New windows, doors and roof. Nothing to do but move right in.

8. 2016-03-29
   soldstatus $75,000 Sold 352-char remark

   Show marketing remark (352 chars)

   PRICED BELOW market value. CHEAPER than renting. Very clean and ready to move in. Gorgeous new hard wood floors. Large living and dining area. Eat in kitchen. Large fenced yard. 2 bedrooms with expandable attic. Modern and clean bathroom. Covered porch. Large basement with new gas furnace. New windows, doors and roof. Nothing to do but move right in.

9. 2016-03-08
   status Pending 191-char remark

   Show marketing remark (191 chars)

   MONEY MAKER! Great investment. Most units in the area are getting over $1000 rent per month New windows, New siding, New electrical and so much more. Gorgeous hardwood floors. Easy to rent.

10. 2016-03-03
    status Pending 352-char remark

    Show marketing remark (352 chars)

    PRICED BELOW market value. CHEAPER than renting. Very clean and ready to move in. Gorgeous new hard wood floors. Large living and dining area. Eat in kitchen. Large fenced yard. 2 bedrooms with expandable attic. Modern and clean bathroom. Covered porch. Large basement with new gas furnace. New windows, doors and roof. Nothing to do but move right in.

11. 2016-02-09
    listed $89,900 Active 191-char remark

    Show marketing remark (191 chars)

    MONEY MAKER! Great investment. Most units in the area are getting over $1000 rent per month New windows, New siding, New electrical and so much more. Gorgeous hardwood floors. Easy to rent.

12. 2015-10-15
    price $89,900 352-char remark

    Show marketing remark (352 chars)

    PRICED BELOW market value. CHEAPER than renting. Very clean and ready to move in. Gorgeous new hard wood floors. Large living and dining area. Eat in kitchen. Large fenced yard. 2 bedrooms with expandable attic. Modern and clean bathroom. Covered porch. Large basement with new gas furnace. New windows, doors and roof. Nothing to do but move right in.

13. 2015-07-06
    price $99,900 352-char remark

    Show marketing remark (352 chars)

    PRICED BELOW market value. CHEAPER than renting. Very clean and ready to move in. Gorgeous new hard wood floors. Large living and dining area. Eat in kitchen. Large fenced yard. 2 bedrooms with expandable attic. Modern and clean bathroom. Covered porch. Large basement with new gas furnace. New windows, doors and roof. Nothing to do but move right in.

14. 2015-06-05
    listed $109,900 Active 352-char remark

    Show marketing remark (352 chars)

    PRICED BELOW market value. CHEAPER than renting. Very clean and ready to move in. Gorgeous new hard wood floors. Large living and dining area. Eat in kitchen. Large fenced yard. 2 bedrooms with expandable attic. Modern and clean bathroom. Covered porch. Large basement with new gas furnace. New windows, doors and roof. Nothing to do but move right in.

15. 1998-03-17
    soldstatus $49,000

ⓘ 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: $2,700 · $225/mo
• Projected year-2 tax: $3,207 · $267/mo
• Expected delta: +$506/yr (+$42/mo · 18.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,688
• − Mortgage interest: −$13,164
• − Property taxes: −$2,700
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$6,836
• Taxable loss: −$10,697
• Est. tax savings @ 24.0%: +$2,567
• After-tax cash flow: $-3,703/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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Northampton

• Score: 80/100
• State rank: #226
• US rank: #1961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northampton, PA
• County: Northampton County · 236,814 people
• City population: 19,590
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 19,590
• Household income: $93,652
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 326.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 1%
• Common ancestry: Polish 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -183.11%
• Current HPI: 222.3606
• Rent YoY: ▲ 1.28%
• 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

+379.6% since first listed

15 events — show timeline

• 2026-04-21 Pending — GLVRMLS
• 2026-04-18 Relisted — GLVRMLS
• 2026-03-31 Pending — GLVRMLS
• 2026-03-17 Listed $235,000 GLVRMLS
• 2026-01-12 Sold (Public Records) $105,000 Public Records
• 2016-03-30 Sold (Public Records) $75,000 Public Records
• 2016-03-29 Sold (MLS) $75,000 GLVRMLS
• 2016-03-29 Sold (MLS) $75,000 GLVRMLS
• 2016-03-08 Pending — GLVRMLS
• 2016-03-03 Pending — GLVRMLS
• 2016-02-09 Listed $89,900 GLVRMLS
• 2015-10-15 Price Changed $89,900 GLVRMLS
• 2015-07-06 Price Changed $99,900 GLVRMLS
• 2015-06-05 Listed $109,900 GLVRMLS
• 1998-03-17 Sold (Public Records) $49,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,700 · +5.8% YoY. Source: county tax records.