901 West Broad St · Bethlehem, PA 18018

$299,000

4 bd · 2.0 ba · 2,807 sqft · SingleFamily public records · 285 Days on market

Built 1920 3,581 sqft lot $107/sqft · 30% below area Est $425k · 30% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 901 West Broad Street! Located in West Bethlehem and only minutes from Historic Downtown Bethlehem, this property offers convenience, walkability, and historic charm all in one. From the historic Bethlehem Rose Garden, to the numerous cafes, restaurants and amenities found within close proximity, all with easy access to highways i-78 and i-22. This is the perfect location to experience what Bethlehem has to offer. Being sold As-Is.

Key facts

• 3,581 sq ft lot
• Built 1920
• Listed 285 days

Tags

• HISTORIC DOWNTOWN BETHLEHEM
• BETHLEHEM ROSE GARDEN
• EASY ACCESS TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $110 ($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 $294k (1.8% below list).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 flat; 103 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• At $2,936/mo this rent would consume 47% of the median local household income ($75k/yr) (locally 1361% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $299k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.98% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

• ARV (median comp): $425,005
• List price: $299,000
• Delta: -29.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Prospect Ave	0.18mi	5/2.5 (+1)	2,942 (+5%)	12mo	$611,480	$208	67
1130 Spring St	0.34mi	4/2.0	2,540 (-10%)	4mo	$320,000	$126	65
1133 Prospect Ave	0.24mi	4/2.5	2,636 (-6%)	20mo	$526,000	$200	60
423 1St Ave	0.51mi	4/1.5	2,875 (+2%)	13mo	$475,000	$165	59
1306 W Market St	0.30mi	3/2.0 (-1)	3,092 (+10%)	8mo	$555,000	$179	57
125 W Fairview St	0.75mi	4/2.0	2,650 (-6%)	9mo	$417,000	$157	48
1442 Stanford	0.73mi	3/2.5 (-1)	2,840 (+1%)	12mo	$475,000	$167	46
80 W Market St	0.73mi	3/3.0 (-1)	2,765 (-2%)	20mo	$795,000	$288	38
282 13th Ave	0.48mi	5/3.0 (+1)	2,400 (-14%)	12mo	$300,000	$125	34

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-47,545
• Equity at exit: $44,582

10-year hold

• IRR: -12.7%
• Equity multiple: 0.33×
• Total profit: $-56,297
• Equity at exit: $25,852

Cash invested: $83,720 (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 18018

• Rents YoY: 0.8%
• Active inventory: 103
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,936 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$517 /mo · $6,203/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $110

Break-even live

Break-even rent $2,797

Max offer price $299,000

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 W Union Blvd Bethlehem, PA	5.0	1.5	2272	$2,700	$1.19	43d	1	0.34mi
520 W Union Blvd Unit 2 Bethlehem, PA	3.0	1.0	2225	$2,150	$0.97	23d	1	0.34mi
401 W Broad St Bethlehem, PA	5.0	2.0	2694	$4,000	$1.48	2d	1	0.35mi
917 Center St Bethlehem, PA	5.0	1.0	2300	$2,500	$1.09	23d	1	1.08mi
435 Montclair Ave Bethlehem, PA	5.0	2.0	2051	$3,375	$1.65	43d	1	1.10mi
830 Montclair Ave Unit 1 Bethlehem, PA	5.0	2.0	2000	$2,999	$1.50	2d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $299,000 Active 285 DOM
2. 2026-06-17
   days on market $299,000 Active 284 DOM
3. 2026-06-16
   days on market $299,000 Active 283 DOM
4. 2026-06-15
   days on market $299,000 Active 282 DOM
5. 2026-06-14
   days on market $299,000 Active 280 DOM
6. 2026-06-10
   days on market $299,000 Active 277 DOM
7. 2026-06-09
   days on market $299,000 Active 276 DOM
8. 2026-06-08
   days on market $299,000 Active 275 DOM
9. 2026-06-07
   days on market $299,000 Active 274 DOM
10. 2026-06-03
    days on market $299,000 Active 270 DOM
11. 2026-06-02
    days on market $299,000 Active 269 DOM
12. 2026-06-01
    days on market $299,000 Active 268 DOM
13. 2026-05-31
    days on market $299,000 Active 267 DOM
14. 2026-05-31
    days on market $299,000 Active 266 DOM
15. 2026-05-13
    price $299,000 446-char remark

    Show marketing remark (446 chars)

    Welcome to 901 West Broad Street! Located in West Bethlehem and only minutes from Historic Downtown Bethlehem, this property offers convenience, walkability, and historic charm all in one. From the historic Bethlehem Rose Garden, to the numerous cafes, restaurants and amenities found within close proximity, all with easy access to highways i-78 and i-22. This is the perfect location to experience what Bethlehem has to offer. Being sold As-Is.

16. 2025-09-06
    listed $320,000 Active 446-char remark

    Show marketing remark (446 chars)

    Welcome to 901 West Broad Street! Located in West Bethlehem and only minutes from Historic Downtown Bethlehem, this property offers convenience, walkability, and historic charm all in one. From the historic Bethlehem Rose Garden, to the numerous cafes, restaurants and amenities found within close proximity, all with easy access to highways i-78 and i-22. This is the perfect location to experience what Bethlehem has to offer. Being sold As-Is.

17. 1999-08-24
    soldstatus $65,000

ⓘ 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: $6,203 · $517/mo
• Projected year-2 tax: $6,203 · $517/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $35,229
• − Mortgage interest: −$16,749
• − Property taxes: −$6,203
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − Depreciation: −$8,698
• Taxable loss: −$3,552
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $2,170/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

• Census place: Bethlehem, PA
• County: Lehigh County · 333,019 people
• City population: 129,661
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 32,965
• Household income: $75,417
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1361.0

Population outlook (Lehigh County) Hauer SSP2

• Today (2025): 392,957 people
• By 2030: 408,319 · +3.9%
• By 2040: 440,007 · +12.0%
• By 2050: 475,940 · +21.1%
• By 2075: 590,448 · +50.3%
• By 2100: 690,314 · +75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 10% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Dominican 3%
• Common ancestry: Romanian 4% Italian 2% Polish 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 15% Other Indo-European 2%

Political lean MEDSL · Lehigh

• 2024 margin: Toss-up / Even · D 50.7% · R 48.0% · Other 1.2%
• 2008→2024 swing: -12.9pp toward R · 2008: 15.6pp · 2024: 2.7pp
• All cycles: 2024: D+2.7 2020: D+7.6 2016: D+4.4 2012: D+7.5 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.46%
• Current HPI: 301.1699
• Rent YoY: ▲ 0.85%
• 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

+360.0% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $299,000 GLVRMLS
• 2025-09-06 Listed $320,000 GLVRMLS
• 1999-08-24 Sold (Public Records) $65,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $6,203 · +2.4% YoY. Source: county tax records.