420 Main St · Freemansburg, PA 18017

$225,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 20 Days on market

Built 1900 Est $352k · 36% under

---

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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sure! Here & acirc; & euro; & trade; s a professional and inviting listing description you can use to market your townhouse: --- * * Charming 3-Bedroom Townhome with Updated Flooring & amp; Remodeled Bath! * * Welcome to this well-maintained 3-bedroom townhouse full of potential and thoughtful updates. Located in a quiet neighborhood, this home offers a blend of comfort and opportunity to make it your own. The first floor features a bright, open layout with newer vinyl flooring throughout the living and dining areas, perfect for everyday living or entertaining. Upstairs, you & acirc; & euro; & trade; ll find fresh carpet on the stairs and second floor, wit

Key facts

• Bright open layout
• Versatile attic
• Newer vinyl flooring

Tags

• UPDATED FLOORING
• REMODELED BATH
• BRIGHT OPEN LAYOUT
• NEWER VINYL FLOORING
• FRESH CARPET
• VERSATILE ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-30 ($-359/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.4% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $220k (2.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#244 in PA, #2,082 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D, schools F, 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 (+2.6%/yr); 153 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 32% of the median local income ($91k/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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,710 (2.4% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $352,296
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 Main St	0.06mi	3/2.0	1,722 (+14%)	3mo	$241,500	$140	67
319 Main St	0.08mi	3/1.5	1,384 (-8%)	19mo	$275,000	$199	64
2078 Saucon Ave	0.32mi	4/3.0 (+1)	1,476 (-2%)	15mo	$415,000	$281	56
2108 Schwab Ave	0.39mi	3/1.0	1,308 (-14%)	6mo	$326,500	$250	54
813 Karoly St	0.47mi	3/1.5	1,720 (+14%)	1mo	$355,000	$206	52
3150 Wilson Ave	0.57mi	3/2.0	1,590 (+5%)	13mo	$430,000	$270	50
1553 1st St	0.68mi	4/2.0 (+1)	1,551 (+3%)	11mo	$365,000	$235	46
932 Kossuth St	0.62mi	2/2.0 (-1)	1,637 (+8%)	9mo	$290,000	$177	41
827 Karoly St	0.49mi	4/1.5 (+1)	1,720 (+14%)	13mo	$340,000	$198	36
1033 Karoly St	0.74mi	4/1.5 (+1)	1,308 (-14%)	21mo	$305,000	$233	19

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-39,062
• Equity at exit: $33,548

10-year hold

• IRR: -10.4%
• Equity multiple: 0.38×
• Total profit: $-39,300
• Equity at exit: $19,454

Cash invested: $63,000 (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 18017

• Rents YoY: 2.6%
• Active inventory: 153
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,432 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$94
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-30

Break-even live

Break-even rent $2,470

Max offer price $219,710

Occupancy floor 96%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
440 New St Freemansburg, PA	3.0	1.5	1744	$2,400	$1.38	2d	1	0.11mi
305 S Oak St Unit 305 Freemansburg, PA	3.0	4.0	2088	$2,750	$1.32	14d	1	0.41mi
1416 Livingston St Bethlehem, PA	1.0–4.0	1.0–2.0	1002	$2,147	$2.14	2d	20	0.57mi
1471 2nd St Bethlehem, PA	4.0	1.5	1800	$3,145	$1.75	2d	1	0.58mi
1240 Pembroke Rd #2 Bethlehem, PA	2.0	1.0	1300	$1,495	$1.15	43d	1	0.80mi
1240 Pembroke Rd #1 Bethlehem, PA	3.0	1.0	1249	$1,795	$1.44	43d	1	0.80mi
3638 Washington St Bethlehem, PA	3.0	2.0	1881	$2,450	$1.30	23d	1	1.00mi
2815 Jefferson St Bethlehem, PA	3.0	2.0	1200	$3,000	$2.50	2d	1	1.19mi
2955 Middletown Rd Bethlehem, PA	3.0	2.0	1639	$2,100	$1.28	14d	1	1.22mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	43d	1	1.24mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	23d	1	1.24mi
1138 Arcadia St Bethlehem, PA	3.0	1.0	1802	$2,095	$1.16	43d	1	1.29mi
2234 Easton Ave Bethlehem, PA	3.0	1.5	1254	$2,395	$1.91	2d	1	1.31mi
2229 Rodgers St Bethlehem, PA	2.0	2.0	1415	$2,300	$1.63	23d	1	1.33mi
754 E Washington Ave Bethlehem, PA	3.0	2.0	1200	$1,900	$1.58	43d	1	1.38mi
2121 7th St Bethlehem, PA	3.0	2.0	1672	$2,300	$1.38	43d	1	1.40mi
2897 Easton Ave Unit 303 Bethlehem, PA	2.0	2.0	1148	$2,100	$1.83	23d	1	1.43mi
650 E North St Bethlehem, PA	2.0	1.0–2.0	935	$2,350	$2.51	14d	7	1.50mi

Listing history 15 events

1. 2026-06-15
   days on market $225,000 Active 20 DOM
2. 2026-06-14
   days on market $225,000 Active 18 DOM
3. 2026-06-10
   days on market $225,000 Active 15 DOM
4. 2026-06-09
   days on market $225,000 Active 14 DOM
5. 2026-06-08
   days on market $225,000 Active 13 DOM
6. 2026-06-07
   days on market $225,000 Active 12 DOM
7. 2026-06-03
   days on market $225,000 Active 8 DOM
8. 2026-06-02
   days on market $225,000 Active 7 DOM
9. 2026-06-01
   days on market $225,000 Active 6 DOM
10. 2026-05-31
    days on market $225,000 Active 5 DOM
11. 2026-05-31
    days on market $225,000 Active 4 DOM
12. 2026-05-27
    listed $225,000 Active
13. 2016-08-14
    historical
14. 2015-11-05
    price $80,000
15. 2015-07-17
    listed $114,888 Active

ⓘ 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: $2,605 · $217/mo
• Projected year-2 tax: $3,080 · $257/mo
• Expected delta: +$475/yr (+$40/mo · 18.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,184
• − Mortgage interest: −$12,603
• − Property taxes: −$2,605
• − Insurance: −$6,650
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − Depreciation: −$6,545
• Taxable loss: −$3,890
• Est. tax savings @ 24.0%: +$934
• After-tax cash flow: $574/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 — Freemansburg

• Score: 79/100
• State rank: #244
• US rank: #2082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freemansburg, PA
• County: Northampton County · 236,814 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 40,640
• Household income: $91,173
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 950.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 25% Two or more races 14% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 16% Dominican 4%
• Common ancestry: Romanian 4% Polish 2% Lithuanian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 15% Other Indo-European 2% 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: ▼ -218.92%
• Current HPI: 203.0358
• Rent YoY: ▲ 2.60%
• 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

+95.8% since first listed

4 events — show timeline

• 2026-05-27 Listed $225,000 FSBO.com
• 2016-08-14 Listing Removed — GLVRMLS
• 2015-11-05 Price Changed $80,000 GLVRMLS
• 2015-07-17 Listed $114,888 GLVRMLS

Property tax history

+1.6%/yr

Latest (2026): $2,605 · +5.2% YoY. Source: county tax records.