722 Pawnee St · Bethlehem, PA 18015

$250,000

3 bd · 1.0 ba · 1,666 sqft · Townhouse public records · 3 Days on market

Built 1900 2,000 sqft lot Est $280k · 11% 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).

• Cash flow +13.4/30.0
• ARV discount +12.3/15.0
• Rent growth +4.3/5.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Highest and best by Sunday 6/14 at 9pm. Welcome to this charming and move-in-ready 3-bedroom, 2-bathroom home located in the heart of South Bethlehem! From the moment you step inside, you'll appreciate the clean, well-maintained interior and the beautiful vinyl flooring that flows throughout the main level, offering both style and durability. The functional layout provides comfortable living spaces perfect for everyday life, entertaining guests, or simply relaxing at home. Whether you're a first-time homebuyer, or searching for an investment opportunity, this property offers endless potential. Conveniently situated just minutes from South Bethlehem's popular restaurants, shops, parks, and e

Key facts

• Vinyl flooring
• Functional layout
• Convenient location

Tags

• VINYL FLOORING
• FUNCTIONAL LAYOUT
• EASY ACCESS TO MAJOR HIGHWAYS
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Gas water heater
• Home design: 3 stories; Brick construction; Asphalt/fiberglass roof; Basement foundation; Zoned 04RM
• Construction: Built with brick; Asphalt and fiberglass roofing; Basement foundation
• Exterior features: Public water; Public sewer; Lot approximately 0.046 acres

Interior

• Kitchen: Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Dining area; Separate/formal dining room; Concrete basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $5 ($58/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 $212k (15.3% below list).
• Recommended offer: $212k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 fast (+7.2%/yr); 156 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 42% of the median local income ($61k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $250k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,742 (15.3% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $279,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Itaska St	0.14mi	4/1.0 (+1)	1,639 (-2%)	0mo	$285,000	$174	85
436 Pawnee St	0.20mi	3/2.0	1,744 (+5%)	2mo	$191,000	$110	77
616 Christian St	0.27mi	4/1.5 (+1)	1,668 (+0%)	5mo	$255,000	$153	76
445 Montclair Ave	0.32mi	4/1.0 (+1)	1,692 (+2%)	4mo	$311,000	$184	75
707 Fiot Ave	0.26mi	3/2.0	1,556 (-7%)	2mo	$285,000	$183	71
1050 Delaware Ave	0.43mi	3/1.0	1,575 (-6%)	2mo	$265,000	$168	69
1012 Seneca St	0.34mi	3/1.0	1,512 (-9%)	0mo	$255,000	$169	68
1054 Jeter Ave	0.51mi	4/1.5 (+1)	1,680 (+1%)	4mo	$260,000	$155	64
1114 Russell Ave	0.54mi	4/1.0 (+1)	1,600 (-4%)	1mo	$255,000	$159	62
1212 Graham St	0.67mi	3/1.5	1,616 (-3%)	4mo	$290,000	$179	58
1019 Delaware Ave	0.39mi	4/2.5 (+1)	1,760 (+6%)	4mo	$265,000	$151	58
1014 Jeter Ave	0.45mi	4/1.0 (+1)	1,500 (-10%)	2mo	$250,000	$167	56

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-30,928
• Equity at exit: $37,276

10-year hold

• IRR: 2.5%
• Equity multiple: 1.21×
• Total profit: $14,957
• Equity at exit: $21,615

Cash invested: $70,000 (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 18015

• Home prices YoY: -30.7%
• Rents YoY: 7.2%
• Active inventory: 156
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$253 /mo · $3,033/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $5

Break-even live

Break-even rent $2,111

Max offer price $250,000

Occupancy floor 95%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 Jischke St Bethlehem, PA	3.0	1.0	1090	$1,800	$1.65	23d	1	0.07mi
708 Cherokee St Bethlehem, PA	3.0	1.5	1200	$2,500	$2.08	43d	1	0.09mi
521 Hess St Bethlehem, PA	3.0	1.0	1120	$1,500	$1.34	21d	1	0.18mi
517 Seneca St Unit 1 Bethlehem, PA	2.0	1.5	1500	$2,200	$1.47	43d	1	0.18mi
406 W 9th St Bethlehem, PA	3.0	1.0	1152	$2,100	$1.82	21d	1	0.32mi
14 Finady Ave Bethlehem, PA	3.0	1.5	1500	$1,600	$1.07	21d	1	0.35mi
1129 Russell Ave Fountain Hill, PA	3.0	1.0	1376	$1,900	$1.38	43d	1	0.60mi
1129 Russell Ave Fountain Hill, PA	3.0	1.0	1376	$1,750	$1.27	23d	1	0.60mi
1217 Broadway Unit 2 Fountain Hill, PA	2.0	1.0	1340	$1,550	$1.16	23d	1	0.60mi
11 W 2nd St Bethlehem, PA	2.0	2.0	1620	$2,550	$1.57	23d	4	0.64mi
311 E 3rd St Bethlehem, PA	2.0	2.0	1189	$2,330	$1.96	2d	3	0.80mi
436 Pierce St Bethlehem, PA	4.0	2.0	1452	$2,250	$1.55	2d	1	0.93mi
612 E 5th St Bethlehem, PA	4.0	2.0	1814	$2,500	$1.38	43d	1	0.96mi
610 E 3rd St Bethlehem, PA	1.0–2.0	1.0–2.0	974	$3,008	$3.09	2d	8	1.01mi
517 Schaffer St Bethlehem, PA	2.0	1.0	1200	$1,900	$1.58	2d	1	1.03mi
42 E Wall St Bethlehem, PA	4.0	1.0	1474	$2,550	$1.73	23d	1	1.04mi
30 E Market St Apt 1 Bethlehem, PA	2.0	1.0	1200	$1,950	$1.62	43d	1	1.09mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	23d	1	1.18mi
56 W North St Bethlehem, PA	2.0	2.0	1486	$2,400	$1.62	14d	1	1.22mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	2d	1	1.23mi
314 State St Bethlehem, PA	4.0	2.0	1654	$2,650	$1.60	14d	1	1.28mi
520 W Union Blvd Unit 2 Bethlehem, PA	3.0	1.0	2225	$2,150	$0.97	23d	1	1.28mi
1718 Calypso Ave Bethlehem, PA	4.0	1.5	1912	$2,700	$1.41	43d	1	1.29mi
68 W Union Blvd Bethlehem, PA	4.0	1.5	1804	$2,295	$1.27	14d	1	1.32mi
47 W Goepp St Bethlehem, PA	3.0	1.5	1184	$1,995	$1.68	2d	1	1.38mi
1122 E 4th St Bethlehem, PA	4.0	1.0	1706	$1,800	$1.06	14d	1	1.39mi
69 E Goepp St Bethlehem, PA	3.0	1.0	1100	$2,150	$1.95	2d	1	1.48mi
122 E Goepp St Unit 1 Bethlehem, PA	3.0	1.0	1137	$1,895	$1.67	2d	1	1.49mi

Listing history 4 events

1. 2026-06-15
   status $250,000 Pending 3 DOM
2. 2026-06-15
   days on market $250,000 Active 3 DOM
3. 2026-06-14
   remarks 699-char remark
4. 2026-06-14
   listed $250,000 Active 1 DOM

ⓘ 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: $3,033 · $253/mo
• Projected year-2 tax: $3,491 · $291/mo
• Expected delta: +$459/yr (+$38/mo · 15.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $25,409
• − Mortgage interest: −$14,004
• − Property taxes: −$3,033
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$7,273
• Taxable loss: −$4,216
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $1,070/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: Northampton County · 236,814 people
• City population: 129,661
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 34,852
• Household income: $60,800
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1525.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 29% Two or more races 14% Black 10% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 19% Dominican 3%
• Common ancestry: Romanian 4% Danish 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 73% English-only · Spanish 21% Chinese 2% Other Indo-European 2%

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: ▼ -122.95%
• Current HPI: 277.4721
• Rent YoY: ▲ 7.18%
• 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

+681.2% since first listed

3 events — show timeline

• 2026-06-12 Listed $250,000 GLVRMLS
• 2003-08-06 Sold (Public Records) $62,250 Public Records
• 1986-06-01 Sold (Public Records) $32,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,033 · +3.5% YoY. Source: county tax records.