111 N Main St · Bangor, PA 18013

$104,000

4 bd · 2.0 ba · 2,526 sqft · Other public records · 41 Days on market

Built 1900 5,511 sqft lot $41/sqft · 67% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MULTIPLE OFFERS RECEIVED property is under H & B with a current due date of 4/21/2026 11:59:00 PM Mountain Time. . SOLD AS IS. ENTER WITH FLASHLIGHT AND CAUTION. .SPACIOUS DUPLEX ZONED 2-4 FAMILY WITH POSSIBLE COMMERCIAL USE, 1ST . 2ND 3RD FLOORS PARTIALLY GUTTED WITH HEATING SYSTEM REMOVED. 2 FULL BATHS. SPACIOUS ROOM SIZES . A BLANK SLATE FOR THOSE WHO DESIRE A MARKET RENTAL INCOME FROM A RENOVATED INVESTMENT UNIT IN A HIGHLY EASILY RENTED MARKET OF BANGOR. NO PREVIOUS PERFORMA DATA AVAILABLE. .

Key facts

• Zoned 2-4 family
• Spacious duplex
• Partially gutted

Tags

• SPACIOUS DUPLEX
• ZONED 2-4 FAMILY
• POSSIBLE COMMERCIAL USE
• PARTIALLY GUTTED
• MARKET RENTAL INCOME
• RENOVATED INVESTMENT UNIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $104k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $101k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.2% in Bangor — 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 68/100 on livability (#886 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Bangor Area SD (rural): math 50% / reading 60% proficiency, ranked #107 of 539 in PA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 76 active listings in the ZIP; 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 $719 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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

• Watch-outs: property tax is 3.5% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,880 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.89% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.16%
• DSCR: 2.21
• GRM: 4.4

CMA / ARV

• ARV (median comp): $281,473
• List price: $104,000
• Delta: -63.05%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 1.75×
• Total profit: $21,753
• Equity at exit: $15,507

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $69,130
• Equity at exit: $8,992

Cash invested: $29,120 (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 18013

• Active inventory: 76
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$306 /mo · $3,669/yr
• Insurance: −$43
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $603

Break-even live

Break-even rent $1,203

Max offer price $104,000

Occupancy floor 64%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-04
   status Pending 695-char remark

   Show marketing remark (695 chars)

   MULTIPLE OFFERS RECEIVED property is under H & B with a current due date of 4/21/2026 11:59:00 PM Mountain Time. . SOLD AS IS. ENTER WITH FLASHLIGHT AND CAUTION. .SPACIOUS DUPLEX ZONED 2-4 FAMILY WITH POSSIBLE COMMERCIAL USE, 1ST . 2ND 3RD FLOORS PARTIALLY GUTTED WITH HEATING SYSTEM REMOVED. 2 FULL BATHS. SPACIOUS ROOM SIZES . A BLANK SLATE FOR THOSE WHO DESIRE A MARKET RENTAL INCOME FROM A RENOVATED INVESTMENT UNIT IN A HIGHLY EASILY RENTED MARKET OF BANGOR. NO PREVIOUS PERFORMA DATA AVAILABLE. .

2. 2026-03-24
   listed $104,000 Active 695-char remark

   Show marketing remark (695 chars)

   MULTIPLE OFFERS RECEIVED property is under H & B with a current due date of 4/21/2026 11:59:00 PM Mountain Time. . SOLD AS IS. ENTER WITH FLASHLIGHT AND CAUTION. .SPACIOUS DUPLEX ZONED 2-4 FAMILY WITH POSSIBLE COMMERCIAL USE, 1ST . 2ND 3RD FLOORS PARTIALLY GUTTED WITH HEATING SYSTEM REMOVED. 2 FULL BATHS. SPACIOUS ROOM SIZES . A BLANK SLATE FOR THOSE WHO DESIRE A MARKET RENTAL INCOME FROM A RENOVATED INVESTMENT UNIT IN A HIGHLY EASILY RENTED MARKET OF BANGOR. NO PREVIOUS PERFORMA DATA AVAILABLE. .

3. 2025-06-03
   historical
4. 2025-03-15
   listed $149,900 Active
5. 2017-03-07
   historical
6. 2016-09-08
   listed $169,900 Active
7. 2003-04-21
   soldstatus $95,400
8. 2003-04-15
   soldstatus $95,400
9. 2003-04-15
   soldstatus $95,400
10. 2002-10-04
    listed $98,642
11. 2002-10-02
    listed $98,642

ⓘ 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: $3,669 · $306/mo
• Projected year-2 tax: $3,669 · $306/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 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,597
• − Mortgage interest: −$5,826
• − Property taxes: −$3,669
• − Insurance: −$1,186
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$3,025
• Taxable income: $6,115
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $5,774/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: Bangor Area SD
• NCES district ID: 4203000
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $57,818
• Composite: 47.64/100
• National rank: #2250
• State rank: #107 of 539 in PA

Livability — Bangor

• Score: 68/100
• State rank: #886
• US rank: #9437

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bangor, PA
• County: Northampton County · 236,814 people
• City population: 17,597
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 17,597
• Household income: $78,847
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 346.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -158.33%
• Current HPI: 191.8044
• Rent YoY: —
• 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

+5.4% since first listed

11 events — show timeline

• 2026-05-04 Pending — GLVRMLS
• 2026-03-24 Listed $104,000 GLVRMLS
• 2025-06-03 Listing Removed — GLVRMLS
• 2025-03-15 Listed $149,900 GLVRMLS
• 2017-03-07 Listing Removed — GLVRMLS
• 2016-09-08 Listed $169,900 GLVRMLS
• 2003-04-21 Sold (Public Records) $95,400 Public Records
• 2003-04-15 Sold (MLS) $95,400 PMAR
• 2003-04-15 Sold (MLS) $95,400 GLVRMLS
• 2002-10-04 Listed $98,642 PMAR
• 2002-10-02 Listed $98,642 GLVRMLS

Property tax history

+1.1%/yr

Latest (2026): $3,669 · +0.6% YoY. Source: county tax records.