515 Howertown Rd · Northampton, PA 18067

$329,900

3 bd · 2.5 ba · 1,738 sqft · Townhouse public records · 13 Days on market

Built 1995 3,628 sqft lot $190/sqft · at area comps Est $402k · 18% under

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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 +15.0/15.0
• Cash flow +7.5/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE for this STYLISH TOWN HOME - good looks, convenient location, affordable price! Warm colors wash the walls of this open & inviting 3 bdrm, 2.5 bath home. 1st flr features a wonderfully spacious kitchen w/ abundant cabinets & granite counters & a voluminous 2-story LR. The DR is open to LR & boasts French drs to rear. Upstairs, the master suite is private & expansive; all bdrms are ample-sized. A nicely finished LL provides an add'l 480 sq ft of living space for TV watching, game playing, exercising. A 1st flr laundry, 1st flr powder rm, LL workshop, & 1 car garage complete the layout. Outside, a rear deck & yard are perfect for entertaining, play, seasonal enjoyment. And a new roof was just installed, adding more value! This location reaps the benefits of all the convenience & appeal of small town living - closeby schools, community center & pool, library, shops, theater, eateries - yet it's close to major thoroughfares, LV airport, regional mall, hospitals & commerce centers.

Key facts

• Walk-in closet
• Bright living room
• Eat-in kitchen

Tags

• BRIGHT LIVING ROOM
• EAT-IN KITCHEN
• PRIVATE REAR DECK
• SPACIOUS PRIMARY SUITE
• WALK-IN CLOSET
• FINISHED LOWER LEVEL

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Off-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service with circuit breakers; Cable available
• Home design: Townhouse (attached); Built in 1995; Entry facing public road
• Construction: Stone and vinyl siding exterior; Asphalt roof; Block foundation
• Exterior features: Private entrance; Deck; Back yard; Rectangular lot; Paved public road frontage (22 ft)

Interior

• Kitchen: Quartz countertops; Dishwasher; Refrigerator; Electric oven; Garbage disposal; Water softener (owned); Electric water heater
• Bedrooms: 3 bedrooms (master front-facing)
• Flooring: Carpet; Vinyl; Tile; Laminate
• Bathrooms: 3 bathrooms total — 2 full, 1 half; Master bath; Hall bath; Half bath on main level
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Vaulted ceiling in living room; Ceiling fans; Walk-in closet(s); Radon mitigation system; Eat-in kitchen; Storm door(s); Window screens; Finished basement with crawl opening
• Laundry & utility: Main-level laundry with washer and electric dryer hookups; Laundry/mud/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $330k.

Deal economics

• At list price, monthly cash flow is $-415 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (29.7% below list).
• Recommended offer: $232k (29.7% 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); 99 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $171k; list at $330k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $231,871 (29.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.70% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 11.9

CMA / ARV

• ARV (median comp): $401,986
• List price: $329,900
• Delta: -17.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4120 Pine Hurst Dr	0.35mi	2/2.0 (-1)	1,696 (-2%)	1mo	$390,000	$230	72
2045 Bally Dr	0.12mi	2/2.0 (-1)	1,602 (-8%)	9mo	$349,900	$218	67
522 E 4th St	0.14mi	3/1.5	1,576 (-9%)	9mo	$210,000	$133	67
649 Walker Dr	0.15mi	2/2.0 (-1)	1,603 (-8%)	8mo	$352,500	$220	66
517 Banks St	0.22mi	3/1.5	1,584 (-9%)	10mo	$290,000	$183	63
1632 Main St	0.72mi	3/2.0	1,716 (-1%)	1mo	$301,125	$175	62
2057 Bally Dr	0.14mi	2/2.0 (-1)	1,552 (-11%)	8mo	$366,500	$236	62
451 E 10th St	0.46mi	3/2.0	1,580 (-9%)	1mo	$250,000	$158	61
468 E 9th St	0.36mi	3/2.0	1,860 (+7%)	11mo	$260,000	$140	60
1028 Hogan Way	0.51mi	3/2.5	1,569 (-10%)	6mo	$350,000	$223	55
654 Buckingham Dr	0.63mi	4/2.5 (+1)	1,848 (+6%)	2mo	$395,000	$214	54
828 Lincoln Ave	0.52mi	4/1.5 (+1)	1,522 (-12%)	11mo	$256,000	$168	37

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.09×
• Total profit: $-83,809
• Equity at exit: $49,189

10-year hold

• IRR: -32.8%
• Equity multiple: -0.33×
• Total profit: $-122,579
• Equity at exit: $28,524

Cash invested: $92,372 (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: 99
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$379 /mo · $4,549/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-415

Break-even live

Break-even rent $2,844

Max offer price $256,621

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-321	+0% $-415	+5% $-508	+10% $-602
Rent	-10% $-598	-5% $-506	+0% $-415	+5% $-323	+10% $-232
Rate	-1.0pp $-249	-0.5pp $-331	base $-415	+0.5pp $-500	+1.0pp $-587

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Howertown Rd Northampton, PA	4.0	2.5	1953	$2,800	$1.43	15d	1	0.43mi
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	20d	1	0.90mi
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	45d	1	0.90mi
3124 N 2nd St Whitehall, PA	2.0	1.0	1139	$1,750	$1.54	3d	1	1.17mi
1108 3rd St Catasauqua, PA	3.0	2.0	1400	$1,795	$1.28	3d	1	1.18mi
729 3rd St Whitehall, PA	3.0	2.0	1100	$2,500	$2.27	22d	1	1.27mi
324 Walnut St Catasauqua, PA	3.0	1.5	1243	$2,000	$1.61	45d	1	1.29mi
160 William St Northampton, PA	3.0	2.0	1600	$2,690	$1.68	3d	1	1.33mi
5 Stonewood Pl Catasauqua, PA	3.0	1.5	1184	$2,300	$1.94	15d	1	1.36mi

Listing history 12 events

1. 2026-05-17
   status Pending 829-char remark
2. 2026-05-04
   listed $329,900 Active 829-char remark
3. 2015-12-14
   soldstatus $171,000
4. 2015-12-11
   soldstatus $171,000 Sold 1060-char remark

   Show marketing remark (1060 chars)

   NEW PRICE for this STYLISH TOWN HOME - good looks, convenient location, affordable price! Warm colors wash the walls of this open & inviting 3 bdrm, 2.5 bath home. 1st flr features a wonderfully spacious kitchen w/ abundant cabinets & granite counters & a voluminous 2-story LR. The DR is open to LR & boasts French drs to rear. Upstairs, the master suite is private & expansive; all bdrms are ample-sized. A nicely finished LL provides an add'l 480 sq ft of living space for TV watching, game playing, exercising. A 1st flr laundry, 1st flr powder rm, LL workshop, & 1 car garage complete the layout. Outside, a rear deck & yard are perfect for entertaining, play, seasonal enjoyment. And a new roof was just installed, adding more value! This location reaps the benefits of all the convenience & appeal of small town living - closeby schools, community center & pool, library, shops, theater, eateries - yet it's close to major thoroughfares, LV airport, regional mall, hospitals & commerce centers.

5. 2015-10-16
   status Pending 1060-char remark

   Show marketing remark (1060 chars)

   NEW PRICE for this STYLISH TOWN HOME - good looks, convenient location, affordable price! Warm colors wash the walls of this open & inviting 3 bdrm, 2.5 bath home. 1st flr features a wonderfully spacious kitchen w/ abundant cabinets & granite counters & a voluminous 2-story LR. The DR is open to LR & boasts French drs to rear. Upstairs, the master suite is private & expansive; all bdrms are ample-sized. A nicely finished LL provides an add'l 480 sq ft of living space for TV watching, game playing, exercising. A 1st flr laundry, 1st flr powder rm, LL workshop, & 1 car garage complete the layout. Outside, a rear deck & yard are perfect for entertaining, play, seasonal enjoyment. And a new roof was just installed, adding more value! This location reaps the benefits of all the convenience & appeal of small town living - closeby schools, community center & pool, library, shops, theater, eateries - yet it's close to major thoroughfares, LV airport, regional mall, hospitals & commerce centers.

6. 2015-09-04
   price $179,900 1060-char remark

   Show marketing remark (1060 chars)

   NEW PRICE for this STYLISH TOWN HOME - good looks, convenient location, affordable price! Warm colors wash the walls of this open & inviting 3 bdrm, 2.5 bath home. 1st flr features a wonderfully spacious kitchen w/ abundant cabinets & granite counters & a voluminous 2-story LR. The DR is open to LR & boasts French drs to rear. Upstairs, the master suite is private & expansive; all bdrms are ample-sized. A nicely finished LL provides an add'l 480 sq ft of living space for TV watching, game playing, exercising. A 1st flr laundry, 1st flr powder rm, LL workshop, & 1 car garage complete the layout. Outside, a rear deck & yard are perfect for entertaining, play, seasonal enjoyment. And a new roof was just installed, adding more value! This location reaps the benefits of all the convenience & appeal of small town living - closeby schools, community center & pool, library, shops, theater, eateries - yet it's close to major thoroughfares, LV airport, regional mall, hospitals & commerce centers.

7. 2015-07-09
   status Active 1060-char remark

   Show marketing remark (1060 chars)

   NEW PRICE for this STYLISH TOWN HOME - good looks, convenient location, affordable price! Warm colors wash the walls of this open & inviting 3 bdrm, 2.5 bath home. 1st flr features a wonderfully spacious kitchen w/ abundant cabinets & granite counters & a voluminous 2-story LR. The DR is open to LR & boasts French drs to rear. Upstairs, the master suite is private & expansive; all bdrms are ample-sized. A nicely finished LL provides an add'l 480 sq ft of living space for TV watching, game playing, exercising. A 1st flr laundry, 1st flr powder rm, LL workshop, & 1 car garage complete the layout. Outside, a rear deck & yard are perfect for entertaining, play, seasonal enjoyment. And a new roof was just installed, adding more value! This location reaps the benefits of all the convenience & appeal of small town living - closeby schools, community center & pool, library, shops, theater, eateries - yet it's close to major thoroughfares, LV airport, regional mall, hospitals & commerce centers.

8. 2015-06-25
   status Pending 1060-char remark

   Show marketing remark (1060 chars)

   NEW PRICE for this STYLISH TOWN HOME - good looks, convenient location, affordable price! Warm colors wash the walls of this open & inviting 3 bdrm, 2.5 bath home. 1st flr features a wonderfully spacious kitchen w/ abundant cabinets & granite counters & a voluminous 2-story LR. The DR is open to LR & boasts French drs to rear. Upstairs, the master suite is private & expansive; all bdrms are ample-sized. A nicely finished LL provides an add'l 480 sq ft of living space for TV watching, game playing, exercising. A 1st flr laundry, 1st flr powder rm, LL workshop, & 1 car garage complete the layout. Outside, a rear deck & yard are perfect for entertaining, play, seasonal enjoyment. And a new roof was just installed, adding more value! This location reaps the benefits of all the convenience & appeal of small town living - closeby schools, community center & pool, library, shops, theater, eateries - yet it's close to major thoroughfares, LV airport, regional mall, hospitals & commerce centers.

9. 2015-06-03
   listed $184,900 Active 1060-char remark

   Show marketing remark (1060 chars)

   NEW PRICE for this STYLISH TOWN HOME - good looks, convenient location, affordable price! Warm colors wash the walls of this open & inviting 3 bdrm, 2.5 bath home. 1st flr features a wonderfully spacious kitchen w/ abundant cabinets & granite counters & a voluminous 2-story LR. The DR is open to LR & boasts French drs to rear. Upstairs, the master suite is private & expansive; all bdrms are ample-sized. A nicely finished LL provides an add'l 480 sq ft of living space for TV watching, game playing, exercising. A 1st flr laundry, 1st flr powder rm, LL workshop, & 1 car garage complete the layout. Outside, a rear deck & yard are perfect for entertaining, play, seasonal enjoyment. And a new roof was just installed, adding more value! This location reaps the benefits of all the convenience & appeal of small town living - closeby schools, community center & pool, library, shops, theater, eateries - yet it's close to major thoroughfares, LV airport, regional mall, hospitals & commerce centers.

10. 2011-05-02
    soldstatus $155,000

    Show marketing remark (657 chars)

    Well cared for town home located in a convenient location minutes from all major arteries. First floor features a large 2 story living room with hardwood floors, vaulted ceiling, and wood burning stove. Modern eat in kitchen with lots of counter and cabinet space, along with ample sized dining room. Second floor has a large master bedroom with walk in closet, 2 full baths, and 2 additional bedrooms. Full finished basement with large family room and workshop area. Property also has a 1 car garage and private back yard with deck great for outdoor entertaining. This home is in move in condition. Great opportunity to own a quality home at a great price.

11. 2010-12-23
    listed $165,900

    Show marketing remark (657 chars)

    Well cared for town home located in a convenient location minutes from all major arteries. First floor features a large 2 story living room with hardwood floors, vaulted ceiling, and wood burning stove. Modern eat in kitchen with lots of counter and cabinet space, along with ample sized dining room. Second floor has a large master bedroom with walk in closet, 2 full baths, and 2 additional bedrooms. Full finished basement with large family room and workshop area. Property also has a 1 car garage and private back yard with deck great for outdoor entertaining. This home is in move in condition. Great opportunity to own a quality home at a great price.

12. 1997-02-01
    soldstatus $112,290

ⓘ 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: $4,549 · $379/mo
• Projected year-2 tax: $4,881 · $407/mo
• Expected delta: +$332/yr (+$28/mo · 7.3%)

ⓘ 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 15% 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: $27,825
• − Mortgage interest: −$18,480
• − Property taxes: −$4,549
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$9,597
• Taxable loss: −$10,903
• Est. tax savings @ 24.0%: +$2,617
• After-tax cash flow: $-2,361/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

+193.8% since first listed

12 events — show timeline

• 2026-05-17 Pending — GSBR as distributed by MLS GRID
• 2026-05-04 Listed $329,900 GSBR as distributed by MLS GRID
• 2015-12-14 Sold (Public Records) $171,000 Public Records
• 2015-12-11 Sold (MLS) $171,000 GLVRMLS
• 2015-10-16 Pending — GLVRMLS
• 2015-09-04 Price Changed $179,900 GLVRMLS
• 2015-07-09 Relisted — GLVRMLS
• 2015-06-25 Pending — GLVRMLS
• 2015-06-03 Listed $184,900 GLVRMLS
• 2011-05-02 Sold (MLS) $155,000 GLVRMLS
• 2010-12-23 Listed $165,900 GLVRMLS
• 1997-02-01 Sold (Public Records) $112,290 Public Records

Property tax history

+2.0%/yr

Latest (2026): $4,549 · +5.8% YoY. Source: county tax records.