128 W Fairview St · Bethlehem, PA 18018

$250,000

3 bd · 1.0 ba · 1,387 sqft · Townhouse public records · 7 Days on market

Built 1900 1,530 sqft lot Est $252k · at est.

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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).

• Cash flow +15.6/30.0
• ARV discount +7.9/15.0
• DSCR +4.8/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located just blocks from Moravian University and within walking distance to the restaurants, shops, and festivals of historic downtown Bethlehem. This newly renovated twin offers a spacious first floor layout. The levels above include 2 bedrooms, a full bath, and a finished attic for clean storage. Updates include a new kitchen with timeless finishes, a new bath, and new flooring throughout. The rear deck and fenced yard offer plenty of space to garden, entertain, or just relax! Sale includes an ADDITIONAL LOT (N6SW3C 17 1 0204) previously used for off-street parking, extra yard, and garden area. See photos for lot lines.

Key facts

• New bath
• New kitchen
• Finished attic

Tags

• NEWLY RENOVATED TWIN
• SPACIOUS FIRST FLOOR LAYOUT
• FINISHED ATTIC
• NEW KITCHEN
• NEW BATH
• NEW FLOORING

Property features AI

Exterior

• Parking: 2-car garage; Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: 2-story home; Vinyl siding
• Construction: Asphalt/fiberglass roof; Built with vinyl siding; Slab foundation
• Exterior features: Deck; Yard fenced

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Dining area; Separate/formal dining room; Full basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.5% below list).
• Recommended offer: $221k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 16d 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 35% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $221,173 (11.5% below list)

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. 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?
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: 0.88% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $252,434
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 N New St	0.30mi	3/1.0	1,296 (-7%)	4mo	$232,500	$179	72
1409 Lorain Ave	0.35mi	3/1.0	1,269 (-8%)	3mo	$205,000	$162	67
131 E Walnut St	0.63mi	3/1.0	1,372 (-1%)	6mo	$200,000	$146	64
47 W Goepp St	0.19mi	3/1.5	1,184 (-15%)	4mo	$195,000	$165	61
20 W Raspberry St	0.38mi	3/1.0	1,243 (-10%)	5mo	$235,000	$189	61
1417 Lorain Ave	0.36mi	3/1.5	1,220 (-12%)	4mo	$280,000	$230	58
1405 Lorain Ave	0.35mi	3/1.5	1,220 (-12%)	4mo	$275,000	$225	58
42 E Wall St	0.66mi	3/1.5	1,474 (+6%)	2mo	$376,600	$255	55
1507 High St	0.63mi	3/2.5	1,440 (+4%)	4mo	$325,000	$226	55
828 Center St	0.43mi	4/1.0 (+1)	1,539 (+11%)	6mo	$274,900	$179	52
315 E North St	0.75mi	3/1.0	1,536 (+11%)	2mo	$205,000	$133	46
212 E North St	0.62mi	4/2.0 (+1)	1,557 (+12%)	3mo	$284,000	$182	39

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-38,621
• Equity at exit: $37,276

10-year hold

• IRR: -11.5%
• Equity multiple: 0.38×
• Total profit: $-43,625
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$229 /mo · $2,743/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $104

Break-even live

Break-even rent $2,081

Max offer price $250,000

Occupancy floor 90%

Sensitivity live

Price	-10% $245	-5% $174	+0% $104	+5% $33	+10% $-38
Rent	-10% $-71	-5% $16	+0% $104	+5% $191	+10% $278
Rate	-1.0pp $229	-0.5pp $167	base $104	+0.5pp $39	+1.0pp $-27

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 W Union Blvd Unit 214 Bethlehem, PA	2.0	2.0	1000	$2,120	$2.12	25d	1	0.18mi
47 W Goepp St Bethlehem, PA	3.0	1.5	1184	$1,995	$1.68	4d	1	0.20mi
68 W Union Blvd Bethlehem, PA	4.0	1.5	1804	$2,295	$1.27	16d	1	0.22mi
50 W Garrison St Unit 1 Bethlehem, PA	2.0	1.0	900	$1,395	$1.55	4d	1	0.28mi
1136 N New St Bethlehem, PA	3.0	1.0	1296	$2,300	$1.77	4d	1	0.30mi
56 W North St Bethlehem, PA	2.0	2.0	1486	$2,400	$1.62	16d	1	0.32mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,349	$1.71	16d	1	0.41mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,395	$1.74	4d	1	0.41mi
69 E Goepp St Bethlehem, PA	3.0	1.0	1100	$2,150	$1.95	4d	1	0.41mi
55 E Elizabeth Ave Unit 1 Bethlehem, PA	2.0	2.0	1184	$2,250	$1.90	46d	1	0.42mi
122 E Goepp St Unit 1 Bethlehem, PA	3.0	1.0	1137	$1,895	$1.67	4d	1	0.47mi
129 E Goepp St Bethlehem, PA	3.0	2.0	1648	$2,600	$1.58	4d	1	0.49mi
1532 N New St Unit B Bethlehem, PA	2.0	1.5	1100	$1,845	$1.68	4d	1	0.53mi
517 Schaffer St Bethlehem, PA	2.0	1.0	1200	$1,900	$1.58	4d	1	0.58mi
34 E Washington Ave Bethlehem, PA	2.0	1.0	1100	$2,000	$1.82	25d	1	0.59mi
30 E Market St Apt 1 Bethlehem, PA	2.0	1.0	1200	$1,950	$1.62	45d	1	0.60mi
229 E Union Blvd Unit 1st Floor Bethlehem, PA	2.0	1.0	1000	$1,675	$1.68	4d	1	0.61mi
229 E Union Blvd Unit 2nd Floor Bethlehem, PA	2.0	1.0	982	$1,595	$1.62	4d	1	0.61mi
42 E Wall St Bethlehem, PA	4.0	1.0	1474	$2,550	$1.73	25d	1	0.66mi
320 2nd Ave Bethlehem, PA	3.0	1.0	1024	$1,950	$1.90	4d	1	0.69mi
326 E Frankford St Bethlehem, PA	2.0	2.0	1250	$2,300	$1.84	45d	1	0.71mi
326 E Frankford St Bethlehem, PA	2.0	2.0	1250	$2,300	$1.84	25d	1	0.71mi
746 Linden St Unit 2 Bethlehem, PA	3.0	1.0	1008	$1,975	$1.96	45d	1	0.71mi
316 E Union Blvd Bethlehem, PA	4.0	2.0	1460	$2,145	$1.47	45d	1	0.73mi
1214 Maple St Bethlehem, PA	3.0	1.0	1462	$2,000	$1.37	45d	1	0.78mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	25d	1	0.86mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	4d	1	0.88mi
822 Elm St Bethlehem, PA	3.0	1.5	1406	$2,195	$1.56	16d	1	0.88mi
802 Elm St Bethlehem, PA	4.0	1.5	1520	$2,800	$1.84	23d	1	0.89mi
1210 Eaton Ave #201 Bethlehem, PA	2.0	2.0	1350	$2,350	$1.74	45d	1	0.91mi
537 Goepp Cir Unit B Bethlehem, PA	3.0	1.5	1225	$1,895	$1.55	45d	1	0.91mi
565 W Lehigh St Bethlehem, PA	1.0–2.0	1.0–2.0	875	$1,950	$2.23	45d	1	0.92mi
1345 Martin Ct Bethlehem, PA	1.0–2.0	1.0–2.0	1184	$2,370	$2.00	4d	8	0.95mi
409 E Washington Ave Bethlehem, PA	4.0	1.5	1650	$2,645	$1.60	4d	1	0.97mi
11 W 2nd St Bethlehem, PA	2.0	2.0	1620	$2,550	$1.57	25d	4	1.01mi
328 Carver Dr Unit A Bethlehem, PA	2.0	2.0	1466	$2,050	$1.40	45d	1	1.01mi
650 E North St Bethlehem, PA	2.0	1.0–2.0	935	$2,350	$2.51	16d	7	1.13mi
311 E 3rd St Bethlehem, PA	2.0	2.0	1189	$2,330	$1.96	4d	3	1.18mi
754 E Washington Ave Bethlehem, PA	3.0	2.0	1200	$1,900	$1.58	45d	1	1.19mi
1411 Greenview Dr Unit 17 Bethlehem, PA	2.0	2.5	1400	$2,500	$1.79	25d	1	1.23mi

Listing history 1 events

1. 2026-05-20
   listed $250,000 Active

ⓘ 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: $2,743 · $229/mo
• Projected year-2 tax: $3,346 · $279/mo
• Expected delta: +$604/yr (+$50/mo · 22.0%)

ⓘ 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 15% 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: $26,541
• − Mortgage interest: −$14,004
• − Property taxes: −$2,743
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$7,273
• Taxable loss: −$2,975
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $1,956/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

1 event — show timeline

• 2026-05-20 Listed $250,000 GLVRMLS

Property tax history

+1.5%/yr

Latest (2026): $2,743 · +3.5% YoY. Source: county tax records.