1330 E 6th St · Bethlehem, PA 18015

$85,000

3 bd · 1.0 ba · 706 sqft · SingleFamily public records · 7 Days on market

Built 1910 4,000 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Property! Total Rehab, being sold in as is condition. 3 Bedroom house with a fenced in yard and a lot of potential. Buyer is responsible for CO repairs.

Key facts

• 4,000 sq ft lot
• Built 1910
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 19.1% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 40% 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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 $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — 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 $85,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.37% ✓
• Cap rate: 19.09%
• Cash-on-cash: 45.71%
• DSCR: 3.03
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.18% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 3.22×
• Total profit: $52,870
• Equity at exit: $12,674

10-year hold

• IRR: 55.4%
• Equity multiple: 7.73×
• Total profit: $160,168
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$446
• Tax from tax record: −$200 /mo · $2,406/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $907

Break-even live

Break-even rent $863

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1630 E 9th St Bethlehem, PA	2.0	1.0	750	$1,750	$2.33	14d	1	0.45mi
738 E 4th St Unit 1 Bethlehem, PA	3.0	1.0	750	$1,600	$2.13	14d	1	0.63mi
610 E 3rd St Bethlehem, PA	1.0–2.0	1.0–2.0	974	$3,008	$3.09	3d	8	0.74mi
650 E North St Bethlehem, PA	2.0	1.0–2.0	935	$2,350	$2.51	14d	7	0.95mi
1130 Pembroke Rd Unit 2 Bethlehem, PA	2.0	1.0	750	$1,750	$2.33	44d	1	1.30mi
401 E Goepp St #2 Bethlehem, PA	2.0	1.0	750	$1,875	$2.50	23d	1	1.30mi
228 W 3rd St Bethlehem, PA	2.0	1.0	750	$1,595	$2.13	44d	1	1.42mi

Listing history 20 events

1. 2025-06-06
   status Pending 169-char remark

   Show marketing remark (169 chars)

   Great Investment Property! Total Rehab, being sold in as is condition. 3 Bedroom house with a fenced in yard and a lot of potential. Buyer is responsible for CO repairs.

2. 2024-12-17
   status Pending 169-char remark

   Show marketing remark (169 chars)

   Great Investment Property! Total Rehab, being sold in as is condition. 3 Bedroom house with a fenced in yard and a lot of potential. Buyer is responsible for CO repairs.

3. 2024-12-17
   status Pending

   Show marketing remark (169 chars)

   Great Investment Property! Total Rehab, being sold in as is condition. 3 Bedroom house with a fenced in yard and a lot of potential. Buyer is responsible for CO repairs.

4. 2024-12-17
   historical

   Show marketing remark (169 chars)

   Great Investment Property! Total Rehab, being sold in as is condition. 3 Bedroom house with a fenced in yard and a lot of potential. Buyer is responsible for CO repairs.

5. 2024-12-10
   listed $85,000 Active
6. 2024-12-09
   listed $85,000 Active

   Show marketing remark (169 chars)

   Great Investment Property! Total Rehab, being sold in as is condition. 3 Bedroom house with a fenced in yard and a lot of potential. Buyer is responsible for CO repairs.

7. 2024-12-09
   listed $85,000 Active 169-char remark

   Show marketing remark (169 chars)

   Great Investment Property! Total Rehab, being sold in as is condition. 3 Bedroom house with a fenced in yard and a lot of potential. Buyer is responsible for CO repairs.

8. 2021-12-29
   soldstatus $70,000
9. 2021-12-16
   historical
10. 2021-12-15
    soldstatus $70,000 Sold
11. 2021-11-09
    status Pending
12. 2021-10-30
    listed $65,000 Active
13. 2021-06-14
    soldstatus $55,024
14. 2021-05-28
    soldstatus $55,024 Sold
15. 2021-05-22
    status Pending
16. 2021-05-21
    historical Contingent (Show)
17. 2021-05-20
    status Pending
18. 2021-05-14
    listed $50,000 Active
19. 1992-01-01
    soldstatus $52,000
20. 1985-12-01
    soldstatus $15,000

ⓘ 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: $2,406 · $200/mo
• Projected year-2 tax: $2,406 · $200/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $24,126
• − Mortgage interest: −$4,761
• − Property taxes: −$2,406
• − Insurance: −$425
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$2,473
• Taxable income: $10,201
• Est. tax owed @ 24.0%: −$2,448
• After-tax cash flow: $8,431/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

+466.7% since first listed

20 events — show timeline

• 2025-06-06 Pending — GLVRMLS
• 2024-12-17 Pending — GLVRMLS
• 2024-12-17 Pending — BRIGHT MLS
• 2024-12-17 Listing Removed — GLVRMLS
• 2024-12-10 Listed $85,000 BRIGHT MLS
• 2024-12-09 Listed $85,000 GLVRMLS
• 2024-12-09 Listed $85,000 GLVRMLS
• 2021-12-29 Sold (Public Records) $70,000 Public Records
• 2021-12-16 Listing Removed — GLVRMLS
• 2021-12-15 Sold (MLS) $70,000 GLVRMLS
• 2021-11-09 Pending — GLVRMLS
• 2021-10-30 Listed $65,000 GLVRMLS
• 2021-06-14 Sold (Public Records) $55,024 Public Records
• 2021-05-28 Sold (MLS) $55,024 GLVRMLS
• 2021-05-22 Pending — GLVRMLS
• 2021-05-21 Contingent — GLVRMLS
• 2021-05-20 Pending — GLVRMLS
• 2021-05-14 Listed $50,000 GLVRMLS
• 1992-01-01 Sold (Public Records) $52,000 Public Records
• 1985-12-01 Sold (Public Records) $15,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $2,406 · +3.5% YoY. Source: county tax records.