452 S Main St · Bangor, PA 18013

$149,900

3 bd · 1.0 ba · 1,316 sqft · Townhouse public records · 5 Days on market

Built 1905 2,295 sqft lot Est $215k · 30% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.2/10.0
• 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

In Town 1/2 Double. Has Finished Basement, 3 Bedrooms, 1 Bath, Finished Lower Level.

Key facts

• Finished room
• Half double home
• Galley style kitchen

Tags

• HALF DOUBLE HOME
• GALLEY STYLE KITCHEN
• FINISHED ROOM

Property features AI

Exterior

• Parking: Off-street parking; Parking pad; On-street parking
• Utilities: Public water; Public sewer; 100 amp electrical service with circuit breakers
• Home design: 2-story property
• Construction: Vinyl siding; Asphalt/fiberglass roof; Basement foundation (block); Basement with approximately 200 below-grade finished area
• Exterior features: Porch

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Separate/formal dining room; Dining area
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.2% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $37k; list at $150k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $214,508
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 N 2nd St	0.51mi	3/1.0	1,356 (+3%)	3mo	$185,000	$136	69
267 S Main St	0.18mi	3/1.0	1,120 (-15%)	3mo	$230,000	$205	64
351 S 2nd St	0.21mi	4/1.5 (+1)	1,314 (-0%)	23mo	$235,000	$179	64
637 S Main St	0.12mi	3/2.5	1,442 (+10%)	12mo	$275,000	$191	63
430 S Northampton St	0.07mi	3/1.5	1,168 (-11%)	18mo	$195,000	$167	61
521 Broadway	0.54mi	3/1.0	1,346 (+2%)	13mo	$219,900	$163	60
639 S Main St	0.13mi	3/1.5	1,190 (-10%)	20mo	$102,600	$86	60
71 N 3rd St	0.57mi	3/1.5	1,450 (+10%)	12mo	$235,000	$162	44
407 Pennsylvania Ave	0.67mi	3/1.5	1,444 (+10%)	8mo	$235,000	$163	44
409 Pennsylvania Ave	0.66mi	3/1.5	1,452 (+10%)	10mo	$220,000	$152	42
723 Market St	0.70mi	4/1.0 (+1)	1,456 (+11%)	13mo	$151,000	$104	34

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-12,287
• Equity at exit: $22,351

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,005
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$237 /mo · $2,839/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $187

Break-even live

Break-even rent $1,444

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $272	-5% $229	+0% $187	+5% $145	+10% $102
Rent	-10% $54	-5% $121	+0% $187	+5% $253	+10% $320
Rate	-1.0pp $263	-0.5pp $225	base $187	+0.5pp $148	+1.0pp $109

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: $37,475
• Closing costs: $4,497
• 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	4d	1	0.93mi
338 Washington Blvd Bangor, PA	3.0	1.0	1004	$1,499	$1.49	4d	1	1.13mi

Listing history 5 events

1. 2026-06-15
   status $149,900 Pending 5 DOM
2. 2026-06-15
   days on market $149,900 Active 5 DOM
3. 2026-06-14
   days on market $149,900 Active 3 DOM
4. 2026-06-13
   remarks 469-char remark
5. 2026-06-13
   listed $149,900 Active 2 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: $2,839 · $237/mo
• Projected year-2 tax: $2,839 · $237/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $20,168
• − Mortgage interest: −$8,397
• − Property taxes: −$2,839
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$4,361
• Taxable loss: −$71
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $2,262/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

+249.4% since first listed

4 events — show timeline

• 2026-06-09 Listed $149,900 GLVRMLS
• 2013-02-08 Sold (MLS) $37,000 PMAR
• 2012-12-21 Listed $38,900 PMAR
• 1999-06-03 Sold (Public Records) $42,900 Public Records

Property tax history

+1.1%/yr

Latest (2026): $2,839 · +0.6% YoY. Source: county tax records.