624 8th Ave · Bethlehem, PA 18018

$275,000

4 bd · 1.0 ba · 1,660 sqft · Townhouse public records · 17 Days on market

Built 1927 2,614 sqft lot Est $297k · 7% 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 +13.3/30.0
• ARV discount +10.9/15.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• 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

JUST MOVE IN - or INVEST & RENT OUT IMMEDIATELY! This nice 4-bed home has updated kitchen with stainless appliances, granite counters, breakfast bar and generous dining area! Hardwood floors throughout 1st level, bathroom is updated and the walk-up attic could be a great work space or teenager's dream! Detached garage is great for car, yard equipment or extra storage! Enjoy evenings on the front porch overlooking the Rose Garden Park and access all the activities in Historic downtown Bethlehem, just blocks away! Commuters are only minutes from Routes 378, 78, 22, 33! AND this property has a clear Certificate of Occupancy Inspection! Everything you could want and MORE!

Key facts

• Wood trim
• Updated kitchen
• Updated bathroom

Tags

• ORIGINAL STAINED GLASS WINDOWS
• WOOD TRIM
• ORIGINAL HARDWOOD FLOORING
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEW WINDOWS

Property features AI

Finance

• HOA & community: Curbs and sidewalks in the neighborhood

Exterior

• Parking: Detached garage (1 car); Off-street parking; On-street parking; Parking garage access
• Utilities: Public water; Public sewer; Electric service with 150 amps and circuit breakers
• Home design: Two-story home; Block foundation; Aluminum siding; Asphalt/fiberglass roof
• Construction: Built with aluminum siding; Block foundation; Asphalt/fiberglass roof
• Exterior features: Awning(s); Balcony; Porch; Lot roughly 20' x 135'

Interior

• Kitchen: Kitchen with island; Electric oven and electric range
• Bedrooms: Third-level bedroom (19 x 8); Second-level bedroom (11 x 12); Second-level bedroom (15 x 11); Second-level bedroom (15 x 12)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (second level)
• Heating & cooling: Gas heating with radiators; Ceiling fan(s)
• Interior features: Attic; Dining area / separate formal dining room; Entrance foyer; Kitchen island; Storage; Replacement windows with screens; Hardwood flooring; Gas-log fireplace in family room
• Laundry & utility: Laundry in lower level with electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-2 ($-22/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (13.4% below list).
• Recommended offer: $238k (13.4% 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 flat; 103 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 38% of the median local income ($75k/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.
• 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 17 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; list at $275k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $238,271 (13.4% 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. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $297,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 7th Ave	0.10mi	3/1.5 (-1)	1,906 (+15%)	3mo	$285,000	$150	61
348 7th Ave	0.29mi	3/1.0 (-1)	1,464 (-12%)	1mo	$258,000	$176	61
1334 W Union Blvd	0.40mi	4/1.5	1,528 (-8%)	7mo	$310,000	$203	60
635 5th Ave	0.18mi	5/1.0 (+1)	1,900 (+14%)	4mo	$300,000	$158	60
531 9th Ave	0.14mi	3/1.5 (-1)	1,884 (+14%)	7mo	$355,000	$188	58
264 10th Ave	0.44mi	4/1.0	1,478 (-11%)	4mo	$265,000	$179	57
1509 W Union Blvd	0.49mi	3/2.0 (-1)	1,620 (-2%)	8mo	$295,000	$182	57
253 9th Ave	0.45mi	3/1.0 (-1)	1,478 (-11%)	3mo	$201,000	$136	54
1428 W Union Blvd	0.46mi	3/1.0 (-1)	1,484 (-11%)	9mo	$310,000	$209	48
231 7th Ave	0.46mi	3/3.0 (-1)	1,782 (+7%)	6mo	$343,000	$192	48
227 W Lehigh	0.65mi	3/2.5 (-1)	1,700 (+2%)	9mo	$300,000	$176	48
924 W Lehigh St	0.52mi	3/1.5 (-1)	1,517 (-9%)	9mo	$190,000	$125	47

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: -18.8%
• Equity multiple: 0.35×
• Total profit: $-49,697
• Equity at exit: $41,003

10-year hold

• IRR: -16.2%
• Equity multiple: 0.18×
• Total profit: $-63,150
• Equity at exit: $23,777

Cash invested: $77,000 (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 18018

• Rents YoY: 0.8%
• Active inventory: 103
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,383 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$327 /mo · $3,929/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-2

Break-even live

Break-even rent $2,385

Max offer price $274,683

Occupancy floor 95%

Sensitivity live

Price	-10% $154	-5% $76	+0% $-2	+5% $-80	+10% $-157
Rent	-10% $-190	-5% $-96	+0% $-2	+5% $92	+10% $186
Rate	-1.0pp $137	-0.5pp $68	base $-2	+0.5pp $-73	+1.0pp $-146

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 W Union Blvd Unit 2 Bethlehem, PA	3.0	1.0	2225	$2,150	$0.97	24d	1	0.30mi
1718 Calypso Ave Bethlehem, PA	4.0	1.5	1912	$2,700	$1.41	44d	1	0.66mi
87 W Broad St Unit 2 Bethlehem, PA	5.0	1.0	1300	$2,200	$1.69	15d	1	0.73mi
68 W Union Blvd Bethlehem, PA	4.0	1.5	1804	$2,295	$1.27	15d	1	0.76mi
47 W Goepp St Bethlehem, PA	3.0	1.5	1184	$1,995	$1.68	3d	1	0.81mi
1926 W Broad St Bethlehem, PA	4.0	1.0	1492	$2,000	$1.34	15d	1	0.92mi
42 E Wall St Bethlehem, PA	4.0	1.0	1474	$2,550	$1.73	24d	1	0.98mi
1136 N New St Bethlehem, PA	3.0	1.0	1296	$2,300	$1.77	3d	1	1.02mi
69 E Goepp St Bethlehem, PA	3.0	1.0	1100	$2,150	$1.95	3d	1	1.05mi
708 Cherokee St Bethlehem, PA	3.0	1.5	1200	$2,500	$2.08	44d	1	1.08mi
122 E Goepp St Unit 1 Bethlehem, PA	3.0	1.0	1137	$1,895	$1.67	3d	1	1.10mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,349	$1.71	15d	1	1.12mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,395	$1.74	3d	1	1.12mi
129 E Goepp St Bethlehem, PA	3.0	2.0	1648	$2,600	$1.58	3d	1	1.13mi
435 Montclair Ave Bethlehem, PA	5.0	2.0	2051	$3,375	$1.65	44d	1	1.16mi
521 Hess St Bethlehem, PA	3.0	1.0	1120	$1,500	$1.34	22d	1	1.17mi
541 Jischke St Bethlehem, PA	3.0	1.0	1090	$1,800	$1.65	24d	1	1.22mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	24d	1	1.25mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	3d	1	1.30mi
316 E Union Blvd Bethlehem, PA	4.0	2.0	1460	$2,145	$1.47	44d	1	1.33mi
1129 Russell Ave Fountain Hill, PA	3.0	1.0	1376	$1,750	$1.27	24d	1	1.33mi
1129 Russell Ave Fountain Hill, PA	3.0	1.0	1376	$1,900	$1.38	44d	1	1.33mi
14 Finady Ave Bethlehem, PA	3.0	1.5	1500	$1,600	$1.07	22d	1	1.46mi
406 W 9th St Bethlehem, PA	3.0	1.0	1152	$2,100	$1.82	22d	1	1.46mi
830 Montclair Ave Unit 1 Bethlehem, PA	5.0	2.0	2000	$2,999	$1.50	3d	1	1.47mi
1214 Maple St Bethlehem, PA	3.0	1.0	1462	$2,000	$1.37	44d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $275,000 Active 17 DOM
2. 2026-06-17
   days on market $275,000 Active 16 DOM
3. 2026-06-16
   days on market $275,000 Active 15 DOM
4. 2026-06-15
   pricedays on market $275,000 Active 14 DOM
5. 2026-06-14
   days on market $300,000 Active 12 DOM
6. 2026-06-10
   days on market $300,000 Active 9 DOM
7. 2026-06-09
   days on market $300,000 Active 8 DOM
8. 2026-06-08
   days on market $300,000 Active 7 DOM
9. 2026-06-07
   days on market $300,000 Active 6 DOM
10. 2026-06-03
    days on market $300,000 Active 2 DOM
11. 2026-06-02
    listing id $300,000 Active 1 DOM
12. 2026-06-01
    remarks 695-char remark
13. 2026-06-01
    listed $300,000 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: $3,929 · $327/mo
• Projected year-2 tax: $4,137 · $345/mo
• Expected delta: +$208/yr (+$17/mo · 5.3%)

ⓘ 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 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: $28,593
• − Mortgage interest: −$15,404
• − Property taxes: −$3,929
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$8,000
• Taxable loss: −$4,691
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $1,104/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

+707.8% since first listed

9 events — show timeline

• 2026-05-31 Listed $300,000 GLVRMLS
• 2020-06-01 Sold (Public Records) $172,000 Public Records
• 2020-05-29 Sold (MLS) $172,000 GLVRMLS
• 2020-05-07 Pending — GLVRMLS
• 2020-05-04 Listed $172,000 GLVRMLS
• 2012-04-04 Sold (Public Records) $69,000 Public Records
• 2012-03-30 Sold (MLS) $69,000 PMAR
• 2011-10-28 Listed $79,000 PMAR
• 1994-06-01 Sold (Public Records) $37,137 Public Records

Property tax history

+1.6%/yr

Latest (2026): $3,929 · +2.4% YoY. Source: county tax records.