25 6th St · Bangor, PA 18013

$165,000

3 bd · 1.5 ba · 1,320 sqft · Townhouse public records · 1 Days on market

Built 1910 2,000 sqft lot Est $215k · 23% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.4/10.0
• 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

This house is back on the market due to buyers financing falling through. House comes with a clear CO and has been through buyers inspections. Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

Key facts

• Built 1910

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service with 100 amps and circuit breakers; Electric water heater
• Home design: 2-story; Exterior entry basement with walk-out access
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Porch; Fence; Yard fenced

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Eat-in kitchen
• Bedrooms: Total rooms: 6; Basement level bedrooms or rooms possible (basement has exterior/walk-out access)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas baseboard heating
• Interior features: Storm door(s); Attic; Eat-in kitchen; Storage
• Laundry & utility: Washer hookup; Dryer hookup; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.6% 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.
• Current owner paid $85k; list at $165k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1910 — 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. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $215,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Broadway	0.03mi	3/1.0	1,346 (+2%)	13mo	$219,900	$163	82
40 N 2nd St	0.24mi	3/1.0	1,356 (+3%)	3mo	$185,000	$136	80
407 Pennsylvania Ave	0.21mi	3/1.5	1,444 (+9%)	8mo	$235,000	$163	67
409 Pennsylvania Ave	0.20mi	3/1.5	1,452 (+10%)	10mo	$220,000	$152	65
71 N 3rd St	0.23mi	3/1.5	1,450 (+10%)	12mo	$235,000	$162	63
723 Market St	0.14mi	4/1.0 (+1)	1,456 (+10%)	13mo	$151,000	$104	59
351 S 2nd St	0.35mi	4/1.5 (+1)	1,314 (-0%)	23mo	$235,000	$179	58
637 S Main St	0.68mi	3/2.5	1,442 (+9%)	11mo	$275,000	$191	39
430 S Northampton St	0.59mi	3/1.5	1,168 (-12%)	18mo	$195,000	$167	38
639 S Main St	0.68mi	3/1.5	1,190 (-10%)	20mo	$102,600	$86	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-15,025
• Equity at exit: $24,602

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,132
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $183

Break-even live

Break-even rent $1,490

Max offer price $165,000

Occupancy floor 84%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 N 8th St Bangor, PA	3.0	1.5	1120	$1,850	$1.65	2d	1	0.38mi
338 Washington Blvd Bangor, PA	3.0	1.0	1004	$1,499	$1.49	2d	1	1.46mi

Listing history 22 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   listed $165,000 Active
3. 2019-10-03
   soldstatus $84,900
4. 2019-09-30
   soldstatus $84,900 Sold 603-char remark

   Show marketing remark (460 chars)

   Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

5. 2019-09-30
   soldstatus $84,900 460-char remark

   Show marketing remark (460 chars)

   Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

6. 2019-08-17
   status Pending 603-char remark

   Show marketing remark (603 chars)

   This house is back on the market due to buyers financing falling through. House comes with a clear CO and has been through buyers inspections. Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

7. 2019-08-06
   price $84,900 603-char remark

   Show marketing remark (603 chars)

   This house is back on the market due to buyers financing falling through. House comes with a clear CO and has been through buyers inspections. Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

8. 2019-07-09
   price $89,900 603-char remark

   Show marketing remark (603 chars)

   This house is back on the market due to buyers financing falling through. House comes with a clear CO and has been through buyers inspections. Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

9. 2019-06-19
   status Active 603-char remark

   Show marketing remark (603 chars)

   This house is back on the market due to buyers financing falling through. House comes with a clear CO and has been through buyers inspections. Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

10. 2019-05-28
    status Pending 603-char remark

    Show marketing remark (603 chars)

    This house is back on the market due to buyers financing falling through. House comes with a clear CO and has been through buyers inspections. Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

11. 2019-05-17
    listed $94,900 Active 603-char remark

    Show marketing remark (460 chars)

    Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

12. 2019-05-17
    listed $84,900 460-char remark

    Show marketing remark (460 chars)

    Welcome to your new home! The dining room features hardwood flooring and tons of natural light. A spacious living room. A beautiful and completely renovated kitchen with granite counter tops, new built in cabinets, and a mosaic backsplash. Upstairs has 3 bedrooms with large closets, full bath, and a partially finished attic that is great for additional living space as well as storage. The home is conveniently located within walking distance to Bangor Park.

13. 2008-04-11
    historical
14. 2008-02-12
    listed $120,000
15. 2008-02-12
    listed $120,000
16. 2003-05-07
    soldstatus $58,500
17. 2003-01-17
    soldstatus $58,500
18. 2003-01-17
    soldstatus $58,500
19. 2002-09-27
    listed $65,000
20. 2002-09-27
    listed $59,900
21. 1991-06-01
    soldstatus $105,000
22. 1985-07-01
    soldstatus $15,428

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $2,918 · $243/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $20,663
• − Mortgage interest: −$9,243
• − Property taxes: −$2,918
• − Insurance: −$825
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,800
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,300/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

+969.5% since first listed

22 events — show timeline

• 2026-05-21 Pending — GLVRMLS
• 2026-05-21 Listed $165,000 GLVRMLS
• 2019-10-03 Sold (Public Records) $84,900 Public Records
• 2019-09-30 Sold (MLS) $84,900 PMAR
• 2019-09-30 Sold (MLS) $84,900 GLVRMLS
• 2019-08-17 Pending — GLVRMLS
• 2019-08-06 Price Changed $84,900 GLVRMLS
• 2019-07-09 Price Changed $89,900 GLVRMLS
• 2019-06-19 Relisted — GLVRMLS
• 2019-05-28 Pending — GLVRMLS
• 2019-05-17 Listed $84,900 PMAR
• 2019-05-17 Listed $94,900 GLVRMLS
• 2008-04-11 Listing Removed — GLVRMLS
• 2008-02-12 Listed $120,000 PMAR
• 2008-02-12 Listed $120,000 GLVRMLS
• 2003-05-07 Sold (Public Records) $58,500 Public Records
• 2003-01-17 Sold (MLS) $58,500 PMAR
• 2003-01-17 Sold (MLS) $58,500 GLVRMLS
• 2002-09-27 Listed $59,900 PMAR
• 2002-09-27 Listed $65,000 GLVRMLS
• 1991-06-01 Sold (Public Records) $105,000 Public Records
• 1985-07-01 Sold (Public Records) $15,428 Public Records

Property tax history

+1.1%/yr

Latest (2026): $2,918 · +0.6% YoY. Source: county tax records.