911 High St · Bethlehem, PA 18018

$199,900

2 bd · 1.0 ba · 1,672 sqft · Townhouse public records · 6 Days on market

Built 1900 2,185 sqft lot Est $306k · 35% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPACIOUS & FULL OF POTENTIAL best describe this 3-story end-unit row home conveniently located within walking distance to Historic Bethlehem’s shops, restaurants, and attractions! Offering 5 bedrooms and 2 full baths, this home provides an incredible amount of living space at an affordable price point. The flexible layout features generously sized rooms throughout, making it ideal for a variety of living situations. Enjoy relaxing on the covered front porch or entertaining in the large stamped concrete rear patio area. Major exterior improvement already completed with a newer roof installed in 2020. While the property could benefit from cosmetic updates and some TLC, it has been

Key facts

• Covered front porch
• Close to parks
• Close to schools

Tags

• 3 STORY END UNIT ROW HOME
• COVERED FRONT PORCH
• NEWER ROOF INSTALLED IN 2020
• CLOSE TO DOWNTOWN BETHLEHEM
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Finance

• Other: Zoned 04RM

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Gas water heater
• Home design: 3-story property; Brick and vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Brick and vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Porch; Patio

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on third floor (15 x 13); Bedroom on third floor (13 x 10); Bedroom on first floor (15 x 12); Bedroom on second floor (14 x 9); Bedroom on second floor (14 x 13)
• Bathrooms: Two full bathrooms (one on first floor, one on second floor) — each about 8 x 6
• Heating & cooling: Gas hot water heating; Wall/window cooling units
• Interior features: Dining area; Eat-in kitchen; Full walk-out basement
• Laundry & utility: Washer hookup; Dryer hookup (electric); Washer and electric dryer included; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.0% 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.
• Zoned schools: William Penn El Sch (math 34% / reading 54%, grade F, #815 of 1,518 statewide, top 56%, 239 students, 72% FRL); Northeast Ms (math 12% / reading 47%, grade F, #385 of 512 statewide, top 76%, 725 students, 75% FRL); Liberty Hs (math 36% / reading 10%, grade F, #382 of 437 statewide, top 87%, 2,640 students, 50% FRL) — zoned schools average 66% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 105 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $200k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $199,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.08% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $305,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 E Goepp St	0.03mi	3/2.0 (+1)	1,648 (-1%)	4mo	$285,000	$173	84
233 E Goepp	0.09mi	3/1.5 (+1)	1,766 (+6%)	1mo	$160,000	$91	79
422 E Goepp St	0.29mi	3/1.5 (+1)	1,763 (+5%)	0mo	$320,000	$182	70
315 E North St	0.27mi	3/1.0 (+1)	1,536 (-8%)	2mo	$205,000	$133	67
1350 Montrose Ave	0.38mi	3/1.5 (+1)	1,787 (+7%)	0mo	$325,000	$182	64
45 W Greenwich St	0.50mi	3/1.5 (+1)	1,616 (-3%)	3mo	$308,000	$191	62
520 Maple St	0.44mi	3/2.0 (+1)	1,544 (-8%)	1mo	$262,000	$170	57
529 E Laurel St	0.44mi	3/1.5 (+1)	1,440 (-14%)	0mo	$275,000	$191	49
726 Pembroke Rd	0.58mi	3/1.0 (+1)	1,478 (-12%)	1mo	$270,000	$183	48
42 E Wall St	0.52mi	3/1.5 (+1)	1,474 (-12%)	2mo	$376,600	$255	48
1005 Wood St	0.45mi	2/3.0	1,440 (-14%)	2mo	$300,000	$208	46
1507 High St	0.49mi	3/2.5 (+1)	1,440 (-14%)	4mo	$325,000	$226	40

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-18,805
• Equity at exit: $29,806

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-10,779
• Equity at exit: $17,284

Cash invested: $55,972 (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 18018

• Rents YoY: 0.8%
• Active inventory: 105
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$286 /mo · $3,426/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $284

Break-even live

Break-even rent $1,794

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $397	-5% $341	+0% $284	+5% $228	+10% $171
Rent	-10% $114	-5% $199	+0% $284	+5% $369	+10% $454
Rate	-1.0pp $385	-0.5pp $335	base $284	+0.5pp $232	+1.0pp $180

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 E Goepp St Bethlehem, PA	3.0	2.0	1648	$2,600	$1.58	4d	1	0.07mi
122 E Goepp St Unit 1 Bethlehem, PA	3.0	1.0	1137	$1,895	$1.67	4d	1	0.10mi
69 E Goepp St Bethlehem, PA	3.0	1.0	1100	$2,150	$1.95	4d	1	0.14mi
326 E Frankford St Bethlehem, PA	2.0	2.0	1250	$2,300	$1.84	25d	1	0.20mi
326 E Frankford St Bethlehem, PA	2.0	2.0	1250	$2,300	$1.84	45d	1	0.20mi
1214 Maple St Bethlehem, PA	3.0	1.0	1462	$2,000	$1.37	45d	1	0.32mi
55 E Elizabeth Ave Unit 1 Bethlehem, PA	2.0	2.0	1184	$2,250	$1.90	46d	1	0.32mi
1136 N New St Bethlehem, PA	3.0	1.0	1296	$2,300	$1.77	4d	1	0.33mi
822 Elm St Bethlehem, PA	3.0	1.5	1406	$2,195	$1.56	16d	1	0.36mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,395	$1.74	4d	1	0.37mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,349	$1.71	16d	1	0.37mi
47 W Goepp St Bethlehem, PA	3.0	1.5	1184	$1,995	$1.68	4d	1	0.38mi
537 Goepp Cir Unit B Bethlehem, PA	3.0	1.5	1225	$1,895	$1.55	45d	1	0.38mi
56 W North St Bethlehem, PA	2.0	2.0	1486	$2,400	$1.62	16d	1	0.45mi
30 E Market St Apt 1 Bethlehem, PA	2.0	1.0	1200	$1,950	$1.62	45d	1	0.51mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	4d	1	0.55mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	25d	1	0.56mi
1532 N New St Unit B Bethlehem, PA	2.0	1.5	1100	$1,845	$1.68	4d	1	0.57mi
34 E Washington Ave Bethlehem, PA	2.0	1.0	1100	$2,000	$1.82	25d	1	0.58mi
650 E North St Bethlehem, PA	2.0	1.0–2.0	935	$2,350	$2.51	16d	7	0.62mi
754 E Washington Ave Bethlehem, PA	3.0	2.0	1200	$1,900	$1.58	45d	1	0.71mi
1138 Arcadia St Bethlehem, PA	3.0	1.0	1802	$2,095	$1.16	45d	1	0.74mi
328 Carver Dr Unit A Bethlehem, PA	2.0	2.0	1466	$2,050	$1.40	45d	1	0.80mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	45d	1	0.82mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	25d	1	0.82mi
520 W Union Blvd Unit 2 Bethlehem, PA	3.0	1.0	2225	$2,150	$0.97	25d	1	0.92mi
11 W 2nd St Bethlehem, PA	2.0	2.0	1620	$2,550	$1.57	25d	4	0.98mi
517 Schaffer St Bethlehem, PA	2.0	1.0	1200	$1,900	$1.58	4d	1	0.98mi
311 E 3rd St Bethlehem, PA	2.0	2.0	1189	$2,330	$1.96	4d	3	1.02mi
610 E 3rd St Bethlehem, PA	1.0–2.0	1.0–2.0	974	$3,008	$3.09	4d	8	1.05mi
1240 Pembroke Rd #1 Bethlehem, PA	3.0	1.0	1249	$1,795	$1.44	45d	1	1.20mi
1240 Pembroke Rd #2 Bethlehem, PA	2.0	1.0	1300	$1,495	$1.15	45d	1	1.20mi
1201 E 4th St Unit 4 Bethlehem, PA	3.0	1.5	1100	$1,800	$1.64	45d	1	1.29mi
1275 E 4th St Unit 202 Bethlehem, PA	2.0	2.0	1225	$1,950	$1.59	25d	1	1.38mi
1210 Eaton Ave #201 Bethlehem, PA	2.0	2.0	1350	$2,350	$1.74	45d	1	1.42mi
2234 Easton Ave Bethlehem, PA	3.0	1.5	1254	$2,395	$1.91	4d	1	1.44mi
521 Hess St Bethlehem, PA	3.0	1.0	1120	$1,500	$1.34	23d	1	1.45mi
517 Seneca St Unit 1 Bethlehem, PA	2.0	1.5	1500	$2,200	$1.47	45d	1	1.47mi
1345 Martin Ct Bethlehem, PA	1.0–2.0	1.0–2.0	1184	$2,370	$2.00	4d	8	1.48mi
1236 E 7th St Bethlehem, PA	3.0	2.5	1424	$2,350	$1.65	4d	1	1.50mi

Listing history 3 events

1. 2026-05-22
   listed $199,900 Active
2. 1996-11-15
   soldstatus $45,000
3. 1996-11-01
   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: $3,426 · $286/mo
• Projected year-2 tax: $3,426 · $286/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $25,841
• − Mortgage interest: −$11,198
• − Property taxes: −$3,426
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$5,815
• Taxable income: $268
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $3,345/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: Lehigh County · 333,019 people
• City population: 129,661
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 32,965
• Household income: $75,417
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1361.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 10% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Dominican 3%
• Common ancestry: Romanian 4% Italian 2% Polish 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 15% 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: ▼ -211.46%
• Current HPI: 301.1699
• Rent YoY: ▲ 0.85%
• 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

+344.2% since first listed

3 events — show timeline

• 2026-05-22 Listed $199,900 GLVRMLS
• 1996-11-15 Sold (Public Records) $45,000 Public Records
• 1996-11-01 Sold (Public Records) $45,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,426 · +3.5% YoY. Source: county tax records.