65 Hess Ave · Hellertown, PA 18055

$309,000

3 bd · 1.0 ba · 1,414 sqft · SingleFamily public records · 20 Days on market

Built 1951 7,800 sqft lot Est $335k · 8% under ↓ 6% since listing

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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).

• ARV discount +11.0/15.0
• Cash flow +10.7/30.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offered for sale for the first time in nearly 70 years, this expanded Cape Cod blends classic charm with thoughtful updates. The home features four bedrooms, including two conveniently located on the first floor and two additional bedrooms upstairs. A spacious living room welcomes you with a bright bay window and an economical pellet stove, creating a warm and inviting atmosphere. The generously sized kitchen offers abundant countertop and cabinet space, along with direct access to a side patio—perfect for everyday living and entertaining. Additional highlights include central air and a basement already equipped with shower and toilet fixtures, ready to be finished into a second full bath. Seller says HARDWOOD FLOORS are under the carpet on the 2nd floor and 1st floor (except the kitchen). The walk-out basement leads to an attached garage area for added convenience. Outside, you'll find a large driveway with space for four or more vehicles, plus a storage shed. Tucked away on a quiet borough street, this home offers a peaceful setting while still being within walking distance to parks, shopping, and dining—and just a short drive to major routes. Desirable Saucon Valley Schools K-12. Approximately 1 hour from Philadelphia, 90 minutes to NYC and 10 miles to Lehigh Valley International Airport.

Key facts

• 7,800 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (16.9% below list).
• Recommended offer: $257k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#83 in PA, #609 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Saucon Valley SD (suburban): math 57% / reading 66% proficiency, ranked #58 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Saucon Valley El Sch (math 53% / reading 66%, grade B-, #377 of 1,518 statewide, top 28%, 670 students, 27% FRL); Saucon Valley Ms (math 48% / reading 67%, grade B, #61 of 512 statewide, top 13%, 635 students, 28% FRL); Saucon Valley Shs (math 87% / reading 24%, grade C, #93 of 437 statewide, top 22%, 648 students, 20% FRL).
• Market conditions: 98 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $256,701 (16.9% 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.83% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $335,118
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Hess Ave	0.08mi	2/1.5 (-1)	1,416 (+0%)	5mo	$290,000	$205	85
1736 Franklin St	0.17mi	3/2.0	1,560 (+10%)	2mo	$291,500	$187	69
133 Roth Ave	0.06mi	2/1.0 (-1)	1,239 (-12%)	9mo	$291,000	$235	64
1212 New Jersey Ave	0.60mi	3/1.5	1,418 (+0%)	9mo	$330,000	$233	62
1459 Easton Rd	0.43mi	3/2.0	1,578 (+12%)	3mo	$375,000	$238	54
1027 1st Ave	0.62mi	3/2.0	1,507 (+7%)	3mo	$373,000	$248	54
1015 Detweiler Ave	0.72mi	3/1.0	1,512 (+7%)	7mo	$370,000	$245	49
1215 Easton Rd	0.53mi	3/2.0	1,619 (+14%)	2mo	$384,000	$237	46
1390 New Jersey Ave	0.53mi	3/2.0	1,596 (+13%)	6mo	$375,000	$235	45
1314 Detweiler Ave	0.51mi	3/2.0	1,220 (-14%)	14mo	$347,000	$284	38
1831 Auburn St	0.70mi	3/2.0	1,575 (+11%)	8mo	$302,000	$192	38
1065 Easton Rd	0.63mi	2/1.0 (-1)	1,204 (-15%)	7mo	$285,000	$237	35

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-59,276
• Equity at exit: $46,073

10-year hold

• IRR: -12.4%
• Equity multiple: 0.27×
• Total profit: $-63,297
• Equity at exit: $26,717

Cash invested: $86,520 (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 18055

• Home prices YoY: -32.4%
• Active inventory: 98
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$424 /mo · $5,091/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-146

Break-even live

Break-even rent $2,751

Max offer price $283,297

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-58	+0% $-146	+5% $-233	+10% $-320
Rent	-10% $-348	-5% $-247	+0% $-146	+5% $-44	+10% $57
Rate	-1.0pp $10	-0.5pp $-67	base $-146	+0.5pp $-226	+1.0pp $-307

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Ravena St Bethlehem, PA	3.0	2.5	1562	$2,690	$1.72	4d	1	0.15mi
1430 Jadden Ct Bethlehem, PA	3.0	2.5	1690	$2,650	$1.57	25d	1	0.25mi
1641 Riegel St Hellertown, PA	3.0	2.5	1600	$2,680	$1.68	45d	1	0.30mi
1119 Furnace St Hellertown, PA	2.0	1.0	1063	$2,000	$1.88	4d	1	0.46mi
1600 Oakridge Ln Hellertown, PA	3.0	3.5	1782	$3,195	$1.79	45d	1	0.50mi
1088 1st Ave Hellertown, PA	2.0	1.0	911	$1,725	$1.89	45d	1	0.52mi
2515 Bethlehem Fields Way Bethlehem, PA	1.0–2.0	1.0–2.0	1019	$3,000	$2.94	4d	1	0.56mi
1953 Chancellor St Hellertown, PA	2.0	2.5	1680	$2,200	$1.31	25d	1	0.99mi
1236 E 7th St Bethlehem, PA	3.0	2.5	1424	$2,350	$1.65	4d	1	1.39mi
1306 E 4th St #3 Bethlehem, PA	2.0	1.0	1000	$1,550	$1.55	45d	1	1.49mi

Listing history 7 events

1. 2026-04-28
   status Pending

   Show marketing remark (1324 chars)

   Offered for sale for the first time in nearly 70 years, this expanded Cape Cod blends classic charm with thoughtful updates. The home features four bedrooms, including two conveniently located on the first floor and two additional bedrooms upstairs. A spacious living room welcomes you with a bright bay window and an economical pellet stove, creating a warm and inviting atmosphere. The generously sized kitchen offers abundant countertop and cabinet space, along with direct access to a side patio—perfect for everyday living and entertaining. Additional highlights include central air and a basement already equipped with shower and toilet fixtures, ready to be finished into a second full bath. Seller says HARDWOOD FLOORS are under the carpet on the 2nd floor and 1st floor (except the kitchen). The walk-out basement leads to an attached garage area for added convenience. Outside, you'll find a large driveway with space for four or more vehicles, plus a storage shed. Tucked away on a quiet borough street, this home offers a peaceful setting while still being within walking distance to parks, shopping, and dining—and just a short drive to major routes. Desirable Saucon Valley Schools K-12. Approximately 1 hour from Philadelphia, 90 minutes to NYC and 10 miles to Lehigh Valley International Airport.

2. 2026-04-28
   status Pending 1324-char remark

   Show marketing remark (1324 chars)

   Offered for sale for the first time in nearly 70 years, this expanded Cape Cod blends classic charm with thoughtful updates. The home features four bedrooms, including two conveniently located on the first floor and two additional bedrooms upstairs. A spacious living room welcomes you with a bright bay window and an economical pellet stove, creating a warm and inviting atmosphere. The generously sized kitchen offers abundant countertop and cabinet space, along with direct access to a side patio—perfect for everyday living and entertaining. Additional highlights include central air and a basement already equipped with shower and toilet fixtures, ready to be finished into a second full bath. Seller says HARDWOOD FLOORS are under the carpet on the 2nd floor and 1st floor (except the kitchen). The walk-out basement leads to an attached garage area for added convenience. Outside, you'll find a large driveway with space for four or more vehicles, plus a storage shed. Tucked away on a quiet borough street, this home offers a peaceful setting while still being within walking distance to parks, shopping, and dining—and just a short drive to major routes. Desirable Saucon Valley Schools K-12. Approximately 1 hour from Philadelphia, 90 minutes to NYC and 10 miles to Lehigh Valley International Airport.

3. 2026-04-18
   price $309,000

   Show marketing remark (1324 chars)

   Offered for sale for the first time in nearly 70 years, this expanded Cape Cod blends classic charm with thoughtful updates. The home features four bedrooms, including two conveniently located on the first floor and two additional bedrooms upstairs. A spacious living room welcomes you with a bright bay window and an economical pellet stove, creating a warm and inviting atmosphere. The generously sized kitchen offers abundant countertop and cabinet space, along with direct access to a side patio—perfect for everyday living and entertaining. Additional highlights include central air and a basement already equipped with shower and toilet fixtures, ready to be finished into a second full bath. Seller says HARDWOOD FLOORS are under the carpet on the 2nd floor and 1st floor (except the kitchen). The walk-out basement leads to an attached garage area for added convenience. Outside, you'll find a large driveway with space for four or more vehicles, plus a storage shed. Tucked away on a quiet borough street, this home offers a peaceful setting while still being within walking distance to parks, shopping, and dining—and just a short drive to major routes. Desirable Saucon Valley Schools K-12. Approximately 1 hour from Philadelphia, 90 minutes to NYC and 10 miles to Lehigh Valley International Airport.

4. 2026-04-18
   price $309,000 1324-char remark

   Show marketing remark (1324 chars)

   Offered for sale for the first time in nearly 70 years, this expanded Cape Cod blends classic charm with thoughtful updates. The home features four bedrooms, including two conveniently located on the first floor and two additional bedrooms upstairs. A spacious living room welcomes you with a bright bay window and an economical pellet stove, creating a warm and inviting atmosphere. The generously sized kitchen offers abundant countertop and cabinet space, along with direct access to a side patio—perfect for everyday living and entertaining. Additional highlights include central air and a basement already equipped with shower and toilet fixtures, ready to be finished into a second full bath. Seller says HARDWOOD FLOORS are under the carpet on the 2nd floor and 1st floor (except the kitchen). The walk-out basement leads to an attached garage area for added convenience. Outside, you'll find a large driveway with space for four or more vehicles, plus a storage shed. Tucked away on a quiet borough street, this home offers a peaceful setting while still being within walking distance to parks, shopping, and dining—and just a short drive to major routes. Desirable Saucon Valley Schools K-12. Approximately 1 hour from Philadelphia, 90 minutes to NYC and 10 miles to Lehigh Valley International Airport.

5. 2026-04-08
   listed $330,000 Active 1324-char remark

   Show marketing remark (1324 chars)

   Offered for sale for the first time in nearly 70 years, this expanded Cape Cod blends classic charm with thoughtful updates. The home features four bedrooms, including two conveniently located on the first floor and two additional bedrooms upstairs. A spacious living room welcomes you with a bright bay window and an economical pellet stove, creating a warm and inviting atmosphere. The generously sized kitchen offers abundant countertop and cabinet space, along with direct access to a side patio—perfect for everyday living and entertaining. Additional highlights include central air and a basement already equipped with shower and toilet fixtures, ready to be finished into a second full bath. Seller says HARDWOOD FLOORS are under the carpet on the 2nd floor and 1st floor (except the kitchen). The walk-out basement leads to an attached garage area for added convenience. Outside, you'll find a large driveway with space for four or more vehicles, plus a storage shed. Tucked away on a quiet borough street, this home offers a peaceful setting while still being within walking distance to parks, shopping, and dining—and just a short drive to major routes. Desirable Saucon Valley Schools K-12. Approximately 1 hour from Philadelphia, 90 minutes to NYC and 10 miles to Lehigh Valley International Airport.

6. 2026-04-08
   listed $330,000 Active

   Show marketing remark (1324 chars)

   Offered for sale for the first time in nearly 70 years, this expanded Cape Cod blends classic charm with thoughtful updates. The home features four bedrooms, including two conveniently located on the first floor and two additional bedrooms upstairs. A spacious living room welcomes you with a bright bay window and an economical pellet stove, creating a warm and inviting atmosphere. The generously sized kitchen offers abundant countertop and cabinet space, along with direct access to a side patio—perfect for everyday living and entertaining. Additional highlights include central air and a basement already equipped with shower and toilet fixtures, ready to be finished into a second full bath. Seller says HARDWOOD FLOORS are under the carpet on the 2nd floor and 1st floor (except the kitchen). The walk-out basement leads to an attached garage area for added convenience. Outside, you'll find a large driveway with space for four or more vehicles, plus a storage shed. Tucked away on a quiet borough street, this home offers a peaceful setting while still being within walking distance to parks, shopping, and dining—and just a short drive to major routes. Desirable Saucon Valley Schools K-12. Approximately 1 hour from Philadelphia, 90 minutes to NYC and 10 miles to Lehigh Valley International Airport.

7. 2026-04-07
   historical $330,000

ⓘ 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: $5,091 · $424/mo
• Projected year-2 tax: $5,091 · $424/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $30,804
• − Mortgage interest: −$17,309
• − Property taxes: −$5,091
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$8,989
• Taxable loss: −$7,059
• Est. tax savings @ 24.0%: +$1,694
• After-tax cash flow: $-52/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: Saucon Valley SD
• NCES district ID: 4211730
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $67,374
• Composite: 53.95/100
• National rank: #1401
• State rank: #58 of 539 in PA

Livability — Hellertown

• Score: 85/100
• State rank: #83
• US rank: #609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hellertown, PA
• Population (ZIP): 11,947

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 5% Polish 3% Subsaharan African 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Other Asian/Pacific 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: ▼ -113.15%
• Current HPI: 236.3688
• 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

-6.4% since first listed

7 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-28 Pending — GLVRMLS
• 2026-04-18 Price Changed $309,000 BRIGHT MLS
• 2026-04-18 Price Changed $309,000 GLVRMLS
• 2026-04-08 Listed $330,000 GLVRMLS
• 2026-04-08 Listed $330,000 BRIGHT MLS
• 2026-04-07 Coming Soon $330,000 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2026): $5,091 · +1.7% YoY. Source: county tax records.