246 Poplar St · Bath, PA 18014

$159,000

1 bd · 1.0 ba · 620 sqft · Land · 3 Days on market

5,250 sqft lot $256/sqft · 258% above area

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single home Excellent Corner Lot in an exceptional residential neighborhood. Oversized Garage with heat. ( Used as a "Man Cave" This cozy home has been renovated 2 yrs ago. Beautiful Kitchen area. .Lg Bathroom. Office area. .Laundry area. . This home was partially a manufactured home on a block crawl space. A stick built addition was added. .. This home was purchased and beautifully renovated 2 years ago. You'll find a private rear yard with storage building. .. and a large , heated Garage formerly used as a "man cave" Propane heat & Range. .Updated electric. .. etc. * MUST SHOW PROOF OF ABILITY TO PURCHASE PRIOR TO SETTING AN APPT !

Key facts

• Renovated gem
• Stick-built addition
• Corner lot

Tags

• CORNER LOT
• STICK-BUILT ADDITION
• RENOVATED GEM
• DESIGNED KITCHEN SPACE
• PROPANE RANGE
• DEDICATED OFFICE AREA

Property features AI

Exterior

• Parking: Detached garage; On-street parking; Off-street parking
• Utilities: Public water; Public sewer; Electric with circuit breakers; Propane water heater
• Home design: Single-story property; Above-grade finished area approximately 620
• Construction: Aluminum and wood siding; Asphalt/fiberglass roof; Built year listed as unknown; Crawl space foundation
• Exterior features: Patio; Shed(s) and workshop; Leased propane tank; Corner, flat lot; Paved public road frontage

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Resilient flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Wall/window cooling units
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer and dryer included; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $159k.

Deal economics

• At list price, monthly cash flow is $33 ($402/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 $131k (17.3% below list).
• Recommended offer: $131k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.0% in Bath — 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 67/100 on livability (#959 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 62 active listings in the ZIP; 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $135k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $131,442 (17.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.83% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (median comp): $44,461
• List price: $159,000
• Delta: 257.62%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-23,670
• Equity at exit: $23,707

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-18,020
• Equity at exit: $13,747

Cash invested: $44,520 (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 18014

• Active inventory: 62
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $33

Break-even live

Break-even rent $1,272

Max offer price $159,000

Occupancy floor 92%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-09
   status Pending 1180-char remark
2. 2026-05-06
   listed $159,000 Active 1180-char remark
3. 2024-11-13
   soldstatus $135,000
4. 2024-11-08
   soldstatus $135,000 Sold 681-char remark

   Show marketing remark (681 chars)

   Charming single home Excellent Corner Lot in an exceptional residential neighborhood. Oversized Garage with heat. ( Used as a "Man Cave" This cozy home has been renovated 2 yrs ago. Beautiful Kitchen area. .Lg Bathroom. Office area. .Laundry area. . This home was partially a manufactured home on a block crawl space. A stick built addition was added. .. This home was purchased and beautifully renovated 2 years ago. You'll find a private rear yard with storage building. .. and a large , heated Garage formerly used as a "man cave" Propane heat & Range. .Updated electric. .. etc. * MUST SHOW PROOF OF ABILITY TO PURCHASE PRIOR TO SETTING AN APPT !

5. 2024-10-19
   status Pending 681-char remark

   Show marketing remark (681 chars)

   Charming single home Excellent Corner Lot in an exceptional residential neighborhood. Oversized Garage with heat. ( Used as a "Man Cave" This cozy home has been renovated 2 yrs ago. Beautiful Kitchen area. .Lg Bathroom. Office area. .Laundry area. . This home was partially a manufactured home on a block crawl space. A stick built addition was added. .. This home was purchased and beautifully renovated 2 years ago. You'll find a private rear yard with storage building. .. and a large , heated Garage formerly used as a "man cave" Propane heat & Range. .Updated electric. .. etc. * MUST SHOW PROOF OF ABILITY TO PURCHASE PRIOR TO SETTING AN APPT !

6. 2024-10-15
   listed $139,900 Active 681-char remark

   Show marketing remark (681 chars)

   Charming single home Excellent Corner Lot in an exceptional residential neighborhood. Oversized Garage with heat. ( Used as a "Man Cave" This cozy home has been renovated 2 yrs ago. Beautiful Kitchen area. .Lg Bathroom. Office area. .Laundry area. . This home was partially a manufactured home on a block crawl space. A stick built addition was added. .. This home was purchased and beautifully renovated 2 years ago. You'll find a private rear yard with storage building. .. and a large , heated Garage formerly used as a "man cave" Propane heat & Range. .Updated electric. .. etc. * MUST SHOW PROOF OF ABILITY TO PURCHASE PRIOR TO SETTING AN APPT !

7. 2022-05-17
   soldstatus $90,000
8. 2002-04-25
   soldstatus $45,000

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$627/yr (+$52/mo · 49.8%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,773
• − Mortgage interest: −$8,906
• − Property taxes: −$1,258
• − Insurance: −$795
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,625
• Taxable loss: −$2,336
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $962/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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Bath

• Score: 67/100
• State rank: #959
• US rank: #10512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bath, PA
• Population (ZIP): 12,474

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Polish 3% Danish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -145.54%
• Current HPI: 212.4688
• Rent YoY: —
• Metro: —
• 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

+253.3% since first listed

8 events — show timeline

• 2026-05-09 Pending — GLVRMLS
• 2026-05-06 Listed $159,000 GLVRMLS
• 2024-11-13 Sold (Public Records) $135,000 Public Records
• 2024-11-08 Sold (MLS) $135,000 GLVRMLS
• 2024-10-19 Pending — GLVRMLS
• 2024-10-15 Listed $139,900 GLVRMLS
• 2022-05-17 Sold (Public Records) $90,000 Public Records
• 2002-04-25 Sold (Public Records) $45,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $1,258 · +2.7% YoY. Source: county tax records.