706 Overlook Dr · Bethlehem, PA 18017

$283,500

3 bd · 1.5 ba · 1,366 sqft · SingleFamily public records · 10 Days on market

Built 1987 3,475 sqft lot Est $382k · 26% 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).

• Cash flow +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Townhouse Has Neutral Carpeting Installed Less Than 2 Years, Home Has Been Well Maintained & Offers 3-bedrooms, 1-1/2 Baths, 1-car Garage & Is Close To Rte 22. Also Has Full Basement. Electric Bills Average $50- $60 During The Summer And $90-$120 During The Winter.

Key facts

• Outdoor pool
• Private balcony
• Walking paths

Tags

• PRIVATE BALCONY
• FINISHED WALK OUT BASEMENT
• OUTDOOR POOL
• WALKING PATHS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $255k (9.9% below list).
• Recommended offer: $255k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.3% in Bethlehem — 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 (#138 in PA, #1,122 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute 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 (+2.6%/yr); 153 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 runs 34% of the median local income ($91k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $91k; list at $284k implies a 212% gain — meaningful room to come down on a strong offer.

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 $255,348 (9.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $382,480
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1385 W Macada Rd	0.66mi	3/1.5	1,350 (-1%)	2mo	$378,000	$280	66
1410 Stoke Park Rd	0.47mi	3/2.5	1,505 (+10%)	8mo	$340,000	$226	51
1560 Chaucer Ln	0.68mi	3/2.0	1,496 (+10%)	7mo	$361,000	$241	44
1440 Oakwood Dr	0.73mi	3/3.0	1,368 (+0%)	23mo	$510,000	$373	40
1369 Woodland Cir	0.56mi	3/2.0	1,504 (+10%)	19mo	$440,000	$293	39

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-40,010
• Equity at exit: $42,271

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-30,034
• Equity at exit: $24,512

Cash invested: $79,380 (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 18017

• Rents YoY: 2.6%
• Active inventory: 153
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,553 high
• Mortgage (P&I): −$1,487
• Tax from tax record: −$303 /mo · $3,640/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $109

Break-even live

Break-even rent $2,415

Max offer price $283,500

Occupancy floor 91%

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: $70,875
• Closing costs: $8,505
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1590 Winthrop Ave Bethlehem, PA	4.0	2.5	1850	$2,550	$1.38	43d	1	0.69mi
1160 Brentwood Ave Bethlehem, PA	4.0	2.5	1712	$3,200	$1.87	2d	1	0.92mi
3071 Athena Dr Bethlehem, PA	2.0	2.0	1848	$2,800	$1.52	43d	1	1.24mi
4613 Cheryl Dr Bethlehem, PA	2.0	2.0	1134	$2,200	$1.94	14d	1	1.28mi
2104 Westgate Dr Bethlehem, PA	1.0–2.0	1.0	795	$1,620	$2.04	2d	5	1.31mi
4747 Cheryl Dr Bethlehem, PA	2.0	2.0	1134	$2,200	$1.94	21d	1	1.34mi
5143 Cheryl Dr Unit 5143 Bethlehem, PA	2.0	2.0	1100	$1,950	$1.77	2d	1	1.45mi
1411 Greenview Dr Unit 17 Bethlehem, PA	2.0	2.5	1400	$2,500	$1.79	23d	1	1.45mi
1411 Greenview Dr Unit 12 Bethlehem, PA	2.0	2.5	1380	$2,500	$1.81	43d	1	1.45mi

Listing history 9 events

1. 2026-04-20
   status Pending
2. 2026-04-10
   listed $283,500 Active
3. 2000-11-20
   soldstatus $91,000
4. 2000-11-17
   soldstatus $91,000 282-char remark

   Show marketing remark (282 chars)

   THIS TOWNHOUSE HAS NEUTRAL CARPETING INSTALLED LESS THAN 2 YEARS, HOME HAS BEEN WELL MAINTAINED & OFFERS 3-BEDROOMS, 1-1/2 BATHS, 1-CAR GARAGE & IS CLOSE TO RTE 22. ALSO HAS FULL BASEMENT. ELECTRIC BILLS AVERAGE $50- $60 DURING THE SUMMER AND $90-$120 DURING THE WINTER.

5. 2000-11-17
   soldstatus $91,000 282-char remark

   Show marketing remark (282 chars)

   THIS TOWNHOUSE HAS NEUTRAL CARPETING INSTALLED LESS THAN 2 YEARS, HOME HAS BEEN WELL MAINTAINED & OFFERS 3-BEDROOMS, 1-1/2 BATHS, 1-CAR GARAGE & IS CLOSE TO RTE 22. ALSO HAS FULL BASEMENT. ELECTRIC BILLS AVERAGE $50- $60 DURING THE SUMMER AND $90-$120 DURING THE WINTER.

6. 2000-04-18
   listed $89,900 282-char remark

   Show marketing remark (282 chars)

   THIS TOWNHOUSE HAS NEUTRAL CARPETING INSTALLED LESS THAN 2 YEARS, HOME HAS BEEN WELL MAINTAINED & OFFERS 3-BEDROOMS, 1-1/2 BATHS, 1-CAR GARAGE & IS CLOSE TO RTE 22. ALSO HAS FULL BASEMENT. ELECTRIC BILLS AVERAGE $50- $60 DURING THE SUMMER AND $90-$120 DURING THE WINTER.

7. 2000-04-18
   listed $89,900 282-char remark

   Show marketing remark (282 chars)

   THIS TOWNHOUSE HAS NEUTRAL CARPETING INSTALLED LESS THAN 2 YEARS, HOME HAS BEEN WELL MAINTAINED & OFFERS 3-BEDROOMS, 1-1/2 BATHS, 1-CAR GARAGE & IS CLOSE TO RTE 22. ALSO HAS FULL BASEMENT. ELECTRIC BILLS AVERAGE $50- $60 DURING THE SUMMER AND $90-$120 DURING THE WINTER.

8. 1988-12-01
   soldstatus $91,000
9. 1987-08-01
   soldstatus $72,400

ⓘ 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: $3,640 · $303/mo
• Projected year-2 tax: $4,060 · $338/mo
• Expected delta: +$419/yr (+$35/mo · 11.5%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,642
• − Mortgage interest: −$15,880
• − Property taxes: −$3,640
• − Insurance: −$1,418
• − Repairs & maintenance: −$2,451
• − Management: −$2,451
• − Depreciation: −$8,247
• Taxable loss: −$3,446
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $2,136/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 — Bethlehem

• Score: 82/100
• State rank: #138
• US rank: #1122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Northampton County · 236,814 people
• City population: 129,661
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 40,640
• Household income: $91,173
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 950.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 25% Two or more races 14% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 16% Dominican 4%
• Common ancestry: Romanian 4% Polish 2% Lithuanian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 15% Other Indo-European 2% 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: ▼ -218.92%
• Current HPI: 203.0358
• Rent YoY: ▲ 2.60%
• 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

+291.6% since first listed

9 events — show timeline

• 2026-04-20 Pending — GLVRMLS
• 2026-04-10 Listed $283,500 GLVRMLS
• 2000-11-20 Sold (Public Records) $91,000 Public Records
• 2000-11-17 Sold (MLS) $91,000 PMAR
• 2000-11-17 Sold (MLS) $91,000 GLVRMLS
• 2000-04-18 Listed $89,900 PMAR
• 2000-04-18 Listed $89,900 GLVRMLS
• 1988-12-01 Sold (Public Records) $91,000 Public Records
• 1987-08-01 Sold (Public Records) $72,400 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,640 · +4.6% YoY. Source: county tax records.