622 Creek Rd · Cherryville, PA 18014

$350,000

5 bd · 2.0 ba · 2,568 sqft · Other public records · 37 Days on market

Built 1960 4,792 sqft lot

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Where income potential meets scenic serenity; Welcome to 622 Creek Rd in Bath — a rare 2-unit multi-family property offering flexibility, strong rental appeal, and a view that truly sets it apart. Whether you’re an investor seeking dependable returns or an owner-occupant looking to offset your mortgage, this property delivers. The second-floor unit boasts an incredible, unobstructed view of the creek — the kind of peaceful backdrop tenants dream about. Imagine morning coffee overlooking the water, the sound of the current replacing traffic noise, and sunsets reflecting off the surface. It’s a lifestyle feature that commands attention and rental demand. 3 Beds/1 Bath. The bottom unit has been completely renovated, offering modern finishes, updated systems, and move-in-ready appeal. Fresh flooring, updated kitchen and bath, contemporary fixtures, and clean design make this unit turnkey for immediate occupancy or premium rental pricing. 2 Bed/2 Full Bath. This property provides the perfect blend of practicality and charm — stable income potential paired with a setting that elevates everyday living. New Roof (2022), New Electric, New Plumbing, New Furnace, New Mini Splits, New Water Heaters (2) in 2021, New Sump Pump 2026.

Key facts

• New electric
• Completely renovated
• New roof

Tags

• 2 UNIT MULTI FAMILY PROPERTY
• UNOBSTRUCTED VIEW OF THE CREEK
• COMPLETELY RENOVATED
• UPDATED KITCHEN AND BATH
• NEW ROOF
• NEW ELECTRIC

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $350k.

Deal economics

• At list price, monthly cash flow is $8 ($91/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,483 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Moore El Sch (math 64% / reading 74%, grade A-, #151 of 1,518 statewide, top 12%, 354 students, 30% FRL); Northampton Area Ms (math 24% / reading 46%, grade F, #322 of 512 statewide, top 64%, 1,256 students, 42% FRL); Northampton Area Hs (math 60% / reading 24%, grade F, #230 of 437 statewide, top 53%, 1,862 students, 31% FRL).
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $192k; list at $350k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.00% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-55,971
• Equity at exit: $52,186

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-47,056
• Equity at exit: $30,262

Cash invested: $98,000 (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 18014

• Active inventory: 62
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$316 /mo · $3,789/yr
• Insurance: −$146
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $8

Break-even live

Break-even rent $3,490

Max offer price $350,000

Occupancy floor 95%

Sensitivity live

Price	-10% $206	-5% $107	+0% $8	+5% $-91	+10% $-191
Rent	-10% $-269	-5% $-131	+0% $8	+5% $146	+10% $284
Rate	-1.0pp $184	-0.5pp $97	base $8	+0.5pp $-83	+1.0pp $-175

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3250 Vista Dr Danielsville, PA	4.0	2.5	1972	$3,500	$1.77	16d	1	1.38mi

Listing history 19 events

1. 2026-04-10
   status Pending 1268-char remark

   Show marketing remark (1268 chars)

   Where income potential meets scenic serenity; Welcome to 622 Creek Rd in Bath — a rare 2-unit multi-family property offering flexibility, strong rental appeal, and a view that truly sets it apart. Whether you’re an investor seeking dependable returns or an owner-occupant looking to offset your mortgage, this property delivers. The second-floor unit boasts an incredible, unobstructed view of the creek — the kind of peaceful backdrop tenants dream about. Imagine morning coffee overlooking the water, the sound of the current replacing traffic noise, and sunsets reflecting off the surface. It’s a lifestyle feature that commands attention and rental demand. 3 Beds/1 Bath. The bottom unit has been completely renovated, offering modern finishes, updated systems, and move-in-ready appeal. Fresh flooring, updated kitchen and bath, contemporary fixtures, and clean design make this unit turnkey for immediate occupancy or premium rental pricing. 2 Bed/2 Full Bath. This property provides the perfect blend of practicality and charm — stable income potential paired with a setting that elevates everyday living. New Roof (2022), New Electric, New Plumbing, New Furnace, New Mini Splits, New Water Heaters (2) in 2021, New Sump Pump 2026.

2. 2026-04-10
   status Pending

   Show marketing remark (1268 chars)

   Where income potential meets scenic serenity; Welcome to 622 Creek Rd in Bath — a rare 2-unit multi-family property offering flexibility, strong rental appeal, and a view that truly sets it apart. Whether you’re an investor seeking dependable returns or an owner-occupant looking to offset your mortgage, this property delivers. The second-floor unit boasts an incredible, unobstructed view of the creek — the kind of peaceful backdrop tenants dream about. Imagine morning coffee overlooking the water, the sound of the current replacing traffic noise, and sunsets reflecting off the surface. It’s a lifestyle feature that commands attention and rental demand. 3 Beds/1 Bath. The bottom unit has been completely renovated, offering modern finishes, updated systems, and move-in-ready appeal. Fresh flooring, updated kitchen and bath, contemporary fixtures, and clean design make this unit turnkey for immediate occupancy or premium rental pricing. 2 Bed/2 Full Bath. This property provides the perfect blend of practicality and charm — stable income potential paired with a setting that elevates everyday living. New Roof (2022), New Electric, New Plumbing, New Furnace, New Mini Splits, New Water Heaters (2) in 2021, New Sump Pump 2026.

3. 2026-03-25
   price $350,000

   Show marketing remark (1268 chars)

   Where income potential meets scenic serenity; Welcome to 622 Creek Rd in Bath — a rare 2-unit multi-family property offering flexibility, strong rental appeal, and a view that truly sets it apart. Whether you’re an investor seeking dependable returns or an owner-occupant looking to offset your mortgage, this property delivers. The second-floor unit boasts an incredible, unobstructed view of the creek — the kind of peaceful backdrop tenants dream about. Imagine morning coffee overlooking the water, the sound of the current replacing traffic noise, and sunsets reflecting off the surface. It’s a lifestyle feature that commands attention and rental demand. 3 Beds/1 Bath. The bottom unit has been completely renovated, offering modern finishes, updated systems, and move-in-ready appeal. Fresh flooring, updated kitchen and bath, contemporary fixtures, and clean design make this unit turnkey for immediate occupancy or premium rental pricing. 2 Bed/2 Full Bath. This property provides the perfect blend of practicality and charm — stable income potential paired with a setting that elevates everyday living. New Roof (2022), New Electric, New Plumbing, New Furnace, New Mini Splits, New Water Heaters (2) in 2021, New Sump Pump 2026.

4. 2026-03-25
   price $350,000 1268-char remark

   Show marketing remark (1268 chars)

   Where income potential meets scenic serenity; Welcome to 622 Creek Rd in Bath — a rare 2-unit multi-family property offering flexibility, strong rental appeal, and a view that truly sets it apart. Whether you’re an investor seeking dependable returns or an owner-occupant looking to offset your mortgage, this property delivers. The second-floor unit boasts an incredible, unobstructed view of the creek — the kind of peaceful backdrop tenants dream about. Imagine morning coffee overlooking the water, the sound of the current replacing traffic noise, and sunsets reflecting off the surface. It’s a lifestyle feature that commands attention and rental demand. 3 Beds/1 Bath. The bottom unit has been completely renovated, offering modern finishes, updated systems, and move-in-ready appeal. Fresh flooring, updated kitchen and bath, contemporary fixtures, and clean design make this unit turnkey for immediate occupancy or premium rental pricing. 2 Bed/2 Full Bath. This property provides the perfect blend of practicality and charm — stable income potential paired with a setting that elevates everyday living. New Roof (2022), New Electric, New Plumbing, New Furnace, New Mini Splits, New Water Heaters (2) in 2021, New Sump Pump 2026.

5. 2026-03-16
   listed $380,000 Active 1268-char remark

   Show marketing remark (1268 chars)

   Where income potential meets scenic serenity; Welcome to 622 Creek Rd in Bath — a rare 2-unit multi-family property offering flexibility, strong rental appeal, and a view that truly sets it apart. Whether you’re an investor seeking dependable returns or an owner-occupant looking to offset your mortgage, this property delivers. The second-floor unit boasts an incredible, unobstructed view of the creek — the kind of peaceful backdrop tenants dream about. Imagine morning coffee overlooking the water, the sound of the current replacing traffic noise, and sunsets reflecting off the surface. It’s a lifestyle feature that commands attention and rental demand. 3 Beds/1 Bath. The bottom unit has been completely renovated, offering modern finishes, updated systems, and move-in-ready appeal. Fresh flooring, updated kitchen and bath, contemporary fixtures, and clean design make this unit turnkey for immediate occupancy or premium rental pricing. 2 Bed/2 Full Bath. This property provides the perfect blend of practicality and charm — stable income potential paired with a setting that elevates everyday living. New Roof (2022), New Electric, New Plumbing, New Furnace, New Mini Splits, New Water Heaters (2) in 2021, New Sump Pump 2026.

6. 2026-03-04
   listed $380,000 Active
7. 2020-03-31
   soldstatus $192,500
8. 2020-03-27
   soldstatus $192,500 Sold
9. 2020-02-05
   status Pending
10. 2020-02-05
    status Pending
11. 2020-01-31
    price $189,900
12. 2020-01-31
    price $189,900
13. 2019-12-26
    listed $194,900 Active
14. 2019-12-02
    listed $194,000 Active
15. 2014-08-04
    soldstatus $156,000
16. 2014-07-28
    soldstatus $156,000
17. 2014-07-28
    soldstatus $156,000
18. 2013-09-18
    listed $159,900
19. 2013-09-18
    listed $159,900

ⓘ 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: $3,789 · $316/mo
• Projected year-2 tax: $4,659 · $388/mo
• Expected delta: +$871/yr (+$73/mo · 23.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$19,605
• − Property taxes: −$3,789
• − Insurance: −$7,275
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$10,182
• Taxable loss: −$5,571
• Est. tax savings @ 24.0%: +$1,337
• After-tax cash flow: $1,428/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 — Cherryville

• Score: 60/100
• State rank: #1483
• US rank: #19164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21
• Population (ZIP): 12,474

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Danish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -145.54%
• Current HPI: 212.4688
• 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

+118.9% since first listed

19 events — show timeline

• 2026-04-10 Pending — GLVRMLS
• 2026-04-10 Pending — GLVRMLS
• 2026-03-25 Price Changed $350,000 GLVRMLS
• 2026-03-25 Price Changed $350,000 GLVRMLS
• 2026-03-16 Listed $380,000 GLVRMLS
• 2026-03-04 Listed $380,000 GLVRMLS
• 2020-03-31 Sold (Public Records) $192,500 Public Records
• 2020-03-27 Sold (MLS) $192,500 GLVRMLS
• 2020-02-05 Pending — GLVRMLS
• 2020-02-05 Pending — GLVRMLS
• 2020-01-31 Price Changed $189,900 GLVRMLS
• 2020-01-31 Price Changed $189,900 GLVRMLS
• 2019-12-26 Listed $194,900 GLVRMLS
• 2019-12-02 Listed $194,000 GLVRMLS
• 2014-08-04 Sold (Public Records) $156,000 Public Records
• 2014-07-28 Sold (MLS) $156,000 GLVRMLS
• 2014-07-28 Sold (MLS) $156,000 GLVRMLS
• 2013-09-18 Listed $159,900 GLVRMLS
• 2013-09-18 Listed $159,900 GLVRMLS

Property tax history

+1.8%/yr

Latest (2026): $3,789 · +3.0% YoY. Source: county tax records.