1964 Mattis St · Lower Saucon, PA 18055

$250,000

2 bd · 2.0 ba · 1,263 sqft · Townhouse public records · 3 Days on market

Built 1990 $198/sqft · 10% below area Est $277k · 10% under $280/mo HOA · 12% of rent

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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).

• ARV discount +11.8/15.0
• Cash flow +11.0/30.0
• Schools +5.4/10.0
• 1% rule +4.3/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highest & Best offers due by 12 noon Saturday 5/16/2026 Looking for an affordable condo in Saucon Valley School District with serious upside potential? Welcome to 1964 Mattis Street in Hellertown, PA, located in the desirable Society Hill community. This first floor, 2-bedroom, 2-bathroom condo offers a rare opportunity for buyers looking to customize a home to their taste or investors seeking a value-add property in a high-demand Lehigh Valley location. Featuring a functional layout with a spacious living room, dedicated dining area, and abundant closet space throughout, this home provides a strong foundation for renovation. The private patio adds outdoor living potential, perfect for relaxing or entertaining once refreshed. This property is priced to sell and is being offered strictly as-is, presenting a fantastic opportunity for those willing to put in some work. The home will benefit from cosmetic updates including paint, flooring, and general repairs, making it ideal for buyers looking to build equity quickly. Located in the highly sought-after Saucon Valley School District, and just minutes from local shopping, dining, parks, and major commuter routes, this condo combines location, value, and opportunity. Whether you're an investor, first-time buyer, or someone looking for a project with upside, this is one you don’t want to miss.

Key facts

• Private patio
• High-demand location
• Built 1990

Tags

• PRIVATE PATIO
• HIGH-DEMAND LOCATION
• OUTDOOR LIVING POTENTIAL
• SOUGHT-AFTER SCHOOL DISTRICT

Property features AI

Finance

• HOA & community: Monthly association fee of $280; Community features include curbs and sidewalks

Exterior

• Parking: No garage; Parking lot
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Porch; Patio

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: Bedroom on the first floor (approx. 9.11 x 12.00)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning; Ceiling fan(s)
• Interior features: Dining area with separate/formal dining room; Eat-in kitchen with kitchen island
• Laundry & utility: First-floor laundry; Washer; Dryer; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (6.9% below list).
• Recommended offer: $231k (7.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Saucon Valley SD (suburban): math 57% / reading 66% proficiency, ranked #58 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Saucon Valley El Sch (math 53% / reading 66%, grade B-, #377 of 1,518 statewide, top 28%, 670 students, 27% FRL); Saucon Valley Ms (math 48% / reading 67%, grade B, #61 of 512 statewide, top 13%, 635 students, 28% FRL); Saucon Valley Shs (math 87% / reading 24%, grade C, #93 of 437 statewide, top 22%, 648 students, 20% FRL).
• Market conditions: 99 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,269 (7.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 9.0

CMA / ARV

• ARV (median comp): $276,605
• List price: $250,000
• Delta: -9.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1964 Mattis St	0.00mi	2/2.0	1,263 (0%)	1mo	$281,000	$222	100
1826 Mansfield St	0.15mi	2/2.0	1,263 (0%)	2mo	$267,500	$212	91
1923 Delancey St	0.14mi	2/2.0	1,311 (+4%)	2mo	$310,000	$236	86
1941 Willings Ln	0.11mi	2/2.0	1,311 (+4%)	8mo	$309,900	$236	82
1990 Mattis St	0.04mi	2/2.0	1,311 (+4%)	11mo	$282,000	$215	82
1942 Willings Ln	0.09mi	2/2.0	1,311 (+4%)	11mo	$295,000	$225	81
1926 Delancey St	0.10mi	2/2.0	1,311 (+4%)	11mo	$260,000	$198	80
1952 Willings Ln	0.07mi	2/1.5	1,196 (-5%)	7mo	$265,000	$222	80
1853 Mansfield St	0.14mi	2/2.5	1,196 (-5%)	6mo	$300,000	$251	78
1878 Mansfield St	0.20mi	2/2.0	1,311 (+4%)	8mo	$270,000	$206	77
1942 Pine Ct	0.12mi	3/1.5 (+1)	1,376 (+9%)	11mo	$282,000	$205	64
40 W Saucon St	0.46mi	3/1.0 (+1)	1,344 (+6%)	3mo	$150,000	$112	56

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-47,095
• Equity at exit: $37,276

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-49,022
• Equity at exit: $21,615

Cash invested: $70,000 (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 18055

• Home prices YoY: -32.4%
• Active inventory: 99
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$249 /mo · $2,992/yr
• Insurance: −$104
• HOA: −$280
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-106

Break-even live

Break-even rent $2,461

Max offer price $231,269

Occupancy floor 100%

Sensitivity live

Price	-10% $35	-5% $-35	+0% $-106	+5% $-177	+10% $-248
Rent	-10% $-290	-5% $-198	+0% $-106	+5% $-14	+10% $78
Rate	-1.0pp $20	-0.5pp $-42	base $-106	+0.5pp $-171	+1.0pp $-237

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1953 Chancellor St Hellertown, PA	2.0	2.5	1680	$2,200	$1.31	26d	1	0.19mi
1119 Furnace St Hellertown, PA	2.0	1.0	1063	$2,000	$1.88	5d	1	0.70mi
1088 1st Ave Hellertown, PA	2.0	1.0	911	$1,725	$1.89	46d	1	0.74mi
1610 Ravena St Bethlehem, PA	3.0	2.5	1562	$2,690	$1.72	5d	1	1.05mi
1430 Jadden Ct Bethlehem, PA	3.0	2.5	1690	$2,650	$1.57	26d	1	1.24mi
1641 Riegel St Hellertown, PA	3.0	2.5	1600	$2,680	$1.68	46d	1	1.29mi
1600 Oakridge Ln Hellertown, PA	3.0	3.5	1782	$3,195	$1.79	46d	1	1.40mi
2515 Bethlehem Fields Way Bethlehem, PA	1.0–2.0	1.0–2.0	1019	$3,000	$2.94	5d	1	1.49mi

HOA detail

• Monthly dues: $280 · $3,360/yr

Listing history 13 events

1. 2026-06-07
   listing id $250,000 Pending 3 DOM
2. 2026-05-18
   status Pending 1048-char remark
3. 2026-05-17
   status Pending 1370-char remark

   Show marketing remark (1370 chars)

   Highest & Best offers due by 12 noon Saturday 5/16/2026 Looking for an affordable condo in Saucon Valley School District with serious upside potential? Welcome to 1964 Mattis Street in Hellertown, PA, located in the desirable Society Hill community. This first floor, 2-bedroom, 2-bathroom condo offers a rare opportunity for buyers looking to customize a home to their taste or investors seeking a value-add property in a high-demand Lehigh Valley location. Featuring a functional layout with a spacious living room, dedicated dining area, and abundant closet space throughout, this home provides a strong foundation for renovation. The private patio adds outdoor living potential, perfect for relaxing or entertaining once refreshed. This property is priced to sell and is being offered strictly as-is, presenting a fantastic opportunity for those willing to put in some work. The home will benefit from cosmetic updates including paint, flooring, and general repairs, making it ideal for buyers looking to build equity quickly. Located in the highly sought-after Saucon Valley School District, and just minutes from local shopping, dining, parks, and major commuter routes, this condo combines location, value, and opportunity. Whether you're an investor, first-time buyer, or someone looking for a project with upside, this is one you don’t want to miss.

4. 2026-05-17
   status Pending

   Show marketing remark (1370 chars)

   Highest & Best offers due by 12 noon Saturday 5/16/2026 Looking for an affordable condo in Saucon Valley School District with serious upside potential? Welcome to 1964 Mattis Street in Hellertown, PA, located in the desirable Society Hill community. This first floor, 2-bedroom, 2-bathroom condo offers a rare opportunity for buyers looking to customize a home to their taste or investors seeking a value-add property in a high-demand Lehigh Valley location. Featuring a functional layout with a spacious living room, dedicated dining area, and abundant closet space throughout, this home provides a strong foundation for renovation. The private patio adds outdoor living potential, perfect for relaxing or entertaining once refreshed. This property is priced to sell and is being offered strictly as-is, presenting a fantastic opportunity for those willing to put in some work. The home will benefit from cosmetic updates including paint, flooring, and general repairs, making it ideal for buyers looking to build equity quickly. Located in the highly sought-after Saucon Valley School District, and just minutes from local shopping, dining, parks, and major commuter routes, this condo combines location, value, and opportunity. Whether you're an investor, first-time buyer, or someone looking for a project with upside, this is one you don’t want to miss.

5. 2026-05-13
   listed $250,000 Active 1048-char remark

   Show marketing remark (1370 chars)

   Highest & Best offers due by 12 noon Saturday 5/16/2026 Looking for an affordable condo in Saucon Valley School District with serious upside potential? Welcome to 1964 Mattis Street in Hellertown, PA, located in the desirable Society Hill community. This first floor, 2-bedroom, 2-bathroom condo offers a rare opportunity for buyers looking to customize a home to their taste or investors seeking a value-add property in a high-demand Lehigh Valley location. Featuring a functional layout with a spacious living room, dedicated dining area, and abundant closet space throughout, this home provides a strong foundation for renovation. The private patio adds outdoor living potential, perfect for relaxing or entertaining once refreshed. This property is priced to sell and is being offered strictly as-is, presenting a fantastic opportunity for those willing to put in some work. The home will benefit from cosmetic updates including paint, flooring, and general repairs, making it ideal for buyers looking to build equity quickly. Located in the highly sought-after Saucon Valley School District, and just minutes from local shopping, dining, parks, and major commuter routes, this condo combines location, value, and opportunity. Whether you're an investor, first-time buyer, or someone looking for a project with upside, this is one you don’t want to miss.

6. 2026-05-13
   listed $250,000 Active 1370-char remark

   Show marketing remark (1370 chars)

   Highest & Best offers due by 12 noon Saturday 5/16/2026 Looking for an affordable condo in Saucon Valley School District with serious upside potential? Welcome to 1964 Mattis Street in Hellertown, PA, located in the desirable Society Hill community. This first floor, 2-bedroom, 2-bathroom condo offers a rare opportunity for buyers looking to customize a home to their taste or investors seeking a value-add property in a high-demand Lehigh Valley location. Featuring a functional layout with a spacious living room, dedicated dining area, and abundant closet space throughout, this home provides a strong foundation for renovation. The private patio adds outdoor living potential, perfect for relaxing or entertaining once refreshed. This property is priced to sell and is being offered strictly as-is, presenting a fantastic opportunity for those willing to put in some work. The home will benefit from cosmetic updates including paint, flooring, and general repairs, making it ideal for buyers looking to build equity quickly. Located in the highly sought-after Saucon Valley School District, and just minutes from local shopping, dining, parks, and major commuter routes, this condo combines location, value, and opportunity. Whether you're an investor, first-time buyer, or someone looking for a project with upside, this is one you don’t want to miss.

7. 2026-05-13
   listed $250,000 Active

   Show marketing remark (1370 chars)

   Highest & Best offers due by 12 noon Saturday 5/16/2026 Looking for an affordable condo in Saucon Valley School District with serious upside potential? Welcome to 1964 Mattis Street in Hellertown, PA, located in the desirable Society Hill community. This first floor, 2-bedroom, 2-bathroom condo offers a rare opportunity for buyers looking to customize a home to their taste or investors seeking a value-add property in a high-demand Lehigh Valley location. Featuring a functional layout with a spacious living room, dedicated dining area, and abundant closet space throughout, this home provides a strong foundation for renovation. The private patio adds outdoor living potential, perfect for relaxing or entertaining once refreshed. This property is priced to sell and is being offered strictly as-is, presenting a fantastic opportunity for those willing to put in some work. The home will benefit from cosmetic updates including paint, flooring, and general repairs, making it ideal for buyers looking to build equity quickly. Located in the highly sought-after Saucon Valley School District, and just minutes from local shopping, dining, parks, and major commuter routes, this condo combines location, value, and opportunity. Whether you're an investor, first-time buyer, or someone looking for a project with upside, this is one you don’t want to miss.

8. 2018-07-30
   soldstatus $163,000
9. 2018-07-23
   soldstatus $163,000 Sold
10. 2018-05-07
    status Pending
11. 2018-04-28
    listed $163,000 Active
12. 1991-03-01
    soldstatus $84,546
13. 1989-05-01
    soldstatus $6,275,000

ⓘ 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: $2,992 · $249/mo
• Projected year-2 tax: $3,471 · $289/mo
• Expected delta: +$479/yr (+$40/mo · 16.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $27,926
• − Mortgage interest: −$14,004
• − Property taxes: −$2,992
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − HOA: −$3,360
• − Depreciation: −$7,273
• Taxable loss: −$5,420
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $29/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: Saucon Valley SD
• NCES district ID: 4211730
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $67,374
• Composite: 53.95/100
• National rank: #1401
• State rank: #58 of 539 in PA

Livability — Lower Saucon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,947

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 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 5% Polish 3% Subsaharan African 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Other Asian/Pacific 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: ▼ -113.15%
• Current HPI: 236.3688
• Rent YoY: —
• Metro: —
• 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

-95.5% since first listed

14 events — show timeline

• 2026-06-05 Sold (MLS) $281,000 GLVRMLS
• 2026-06-05 Sold (MLS) $281,000 BRIGHT MLS
• 2026-05-18 Pending — GLVRMLS
• 2026-05-17 Pending — BRIGHT MLS
• 2026-05-17 Pending — GLVRMLS
• 2026-05-13 Listed $250,000 GLVRMLS
• 2026-05-13 Listed $250,000 GLVRMLS
• 2026-05-13 Listed $250,000 BRIGHT MLS
• 2018-07-30 Sold (Public Records) $163,000 Public Records
• 2018-07-23 Sold (MLS) $163,000 GLVRMLS
• 2018-05-07 Pending — GLVRMLS
• 2018-04-28 Listed $163,000 GLVRMLS
• 1991-03-01 Sold (Public Records) $84,546 Public Records
• 1989-05-01 Sold (Public Records) $6,275,000 Public Records

Property tax history

+0.4%/yr

Latest (2026): $2,992 · +0.8% YoY. Source: county tax records.