5200 Freemansburg Ave #12 · Bethlehem, PA 18045

$110,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 35 Days on market

Built 1968 $138/sqft · 79% above area $850/mo HOA · 42% of rent

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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 +18.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover unparalleled living in this charming residence, perfectly situated to offer both convenience and tranquility. Completely renovated and updated to modern styling, this residence provides contemporary comforts. Nestled in Bethlehem Township, this address provides a desirable location with a strong sense of community that is close to major highways and the area's rich history and modern conveniences - making it an ideal place to call home! The strategic placement offers effortless connections to key destinations while preserving a peaceful residential feel. This property is more than just a home; it is a gateway to a fulfilling lifestyle in a coveted setting.

Key facts

• Parking
• Built 1968
• Listed 35 days

Property features AI

Finance

• Other: Above-grade finished area approximately 800
• HOA & community: Association fee $850 monthly

Exterior

• Parking: Carport; Driveway; Off-street parking; Parking pad; On-street parking
• Utilities: Community/Coop water; Community/Coop sewer; Electric water heater
• Home design: Single-story property; Unknown year built; Metal roof
• Construction: Metal roof; Crawl space foundation
• Exterior features: Mobile home on the property; Mhdr - Medium High Density zoning

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom on the first floor (approx. 11 x 10)
• Bathrooms: Two full bathrooms; Full bath on the first floor (approx. 5 x 8)
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Eat-in kitchen; Crawl space
• Laundry & utility: Stacked laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+11.2%/yr); 163 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.86% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 4.5

CMA / ARV

• ARV (median comp): $61,328
• List price: $110,000
• Delta: 79.36%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5200 Freemansburg Ave #26	0.00mi	2/1.0	760 (-5%)	21mo	$15,000	$20	70

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $176
• Equity at exit: $16,401

10-year hold

• IRR: 16.9%
• Equity multiple: 2.94×
• Total profit: $59,897
• Equity at exit: $9,511

Cash invested: $30,800 (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 18045

• Rents YoY: 11.2%
• Active inventory: 163
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$46
• HOA: −$850
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $106

Break-even live

Break-even rent $1,907

Max offer price $110,000

Occupancy floor 90%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Merlot Dr Unit B Easton, PA	2.0	1.0	1068	$2,250	$2.11	43d	1	0.53mi
6000 Birchwood Cir Apt 610 Bethlehem, PA	1.0	1.0	788	$1,860	$2.36	21d	1	0.88mi
4705 Pheasant Run Ct Apt 1 Bethlehem, PA	1.0	1.0	630	$1,600	$2.54	23d	1	1.04mi

HOA detail

• Monthly dues: $850 · $10,200/yr

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 35 DOM
2. 2026-06-17
   days on market $110,000 Active 34 DOM
3. 2026-06-16
   days on market $110,000 Active 33 DOM
4. 2026-06-15
   days on market $110,000 Active 32 DOM
5. 2026-06-14
   days on market $110,000 Active 30 DOM
6. 2026-06-10
   days on market $110,000 Active 27 DOM
7. 2026-06-09
   days on market $110,000 Active 26 DOM
8. 2026-06-08
   days on market $110,000 Active 25 DOM
9. 2026-06-07
   days on market $110,000 Active 24 DOM
10. 2026-06-03
    days on market $110,000 Active 20 DOM
11. 2026-06-02
    days on market $110,000 Active 19 DOM
12. 2026-06-01
    days on market $110,000 Active 18 DOM
13. 2026-05-31
    days on market $110,000 Active 17 DOM
14. 2026-05-31
    days on market $110,000 Active 16 DOM
15. 2026-05-14
    listed $110,000 Active 673-char remark

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $1,074 · $90/mo
• Expected delta: +$664/yr (+$55/mo · 161.6%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $24,493
• − Mortgage interest: −$6,162
• − Property taxes: −$411
• − Insurance: −$550
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$10,200
• − Depreciation: −$3,200
• Taxable income: $52
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $1,254/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

• County: Northampton County · 236,814 people
• City population: 129,661
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 30,429
• Household income: $114,528
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 537.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 14% Two or more races 9% Asian 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 5% Polish 2% Italian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -297.92%
• Current HPI: 201.5716
• Rent YoY: ▲ 11.15%
• 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

1 event — show timeline

• 2026-05-14 Listed $110,000 GLVRMLS

Property tax history

+1.6%/yr

Latest (2026): $411 · +4.2% YoY. Source: county tax records.