913 N High St · Bethlehem, PA 18018

$239,990

5 bd · 1.0 ba · 1,672 sqft · SingleFamily public records · 61 Days on market

Built 1900 1,840 sqft lot Est $318k · 24% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• 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 MLS

Bright & spacious brick victoria row * Formal living & dining room * Family room * Eat in kitchen * 3 bedrooms * Attic could be 2 more bedrooms(need heat) * Deck * Full basement * Newer heating system & central air * HMS warranty * Stained woodwork thru-out, window in every room, updated kitchen, 3 full floors of living space * Bakers alley & 9 foot ceilings *

Key facts

• Fence in back yard
• Built 1900
• Listed 61 days

Tags

• BRICK VICTORIA ROW HOUSE
• CLOSE TO DOWNTOWN OF BETHLEHEM
• FENCE IN BACK YARD

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 flat; 103 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 41% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $240k implies a 158% 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 $225,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $317,680
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 E Union Blvd	0.13mi	4/1.0 (-1)	1,675 (+0%)	15mo	$317,000	$189	76
40 E Goepp St	0.18mi	4/1.0 (-1)	1,660 (-1%)	13mo	$315,000	$190	75
55 E North St	0.25mi	4/2.5 (-1)	1,669 (-0%)	8mo	$370,000	$222	70
64 E Garrison St	0.22mi	4/1.5 (-1)	1,634 (-2%)	19mo	$290,000	$177	63
438 E Locust St	0.38mi	4/1.0 (-1)	1,666 (-0%)	19mo	$305,000	$183	61
1510 Easton Ave	0.56mi	4/1.0 (-1)	1,524 (-9%)	1mo	$289,000	$190	53
733 High St	0.14mi	4/1.0 (-1)	1,914 (+14%)	15mo	$343,000	$179	52
339 E Washington Ave	0.68mi	4/2.0 (-1)	1,621 (-3%)	8mo	$360,000	$222	48
805 N New St	0.29mi	4/1.5 (-1)	1,881 (+12%)	24mo	$275,000	$146	39
384 Hickory St	0.60mi	5/2.0	1,440 (-14%)	11mo	$320,000	$222	36
1440 Madison	0.49mi	4/1.0 (-1)	1,470 (-12%)	22mo	$280,000	$190	33

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-19,850
• Equity at exit: $35,783

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-7,052
• Equity at exit: $20,750

Cash invested: $67,197 (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: 103
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$286 /mo · $3,426/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $384

Break-even live

Break-even rent $2,081

Max offer price $239,990

Occupancy floor 80%

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 E Union Blvd Bethlehem, PA	4.0	2.0	1460	$2,145	$1.47	44d	1	0.22mi
802 Elm St Bethlehem, PA	4.0	1.5	1520	$2,800	$1.84	21d	1	0.37mi
68 W Union Blvd Bethlehem, PA	4.0	1.5	1804	$2,295	$1.27	14d	1	0.43mi
87 W Broad St Unit 2 Bethlehem, PA	5.0	1.0	1300	$2,200	$1.69	14d	1	0.55mi
42 E Wall St Bethlehem, PA	4.0	1.0	1474	$2,550	$1.73	23d	1	0.55mi
409 E Washington Ave Bethlehem, PA	4.0	1.5	1650	$2,645	$1.60	2d	1	0.67mi
314 State St Bethlehem, PA	4.0	2.0	1654	$2,650	$1.60	14d	1	1.16mi
436 Pierce St Bethlehem, PA	4.0	2.0	1452	$2,250	$1.55	2d	1	1.20mi
612 E 5th St Bethlehem, PA	4.0	2.0	1814	$2,500	$1.38	44d	1	1.21mi
1122 E 4th St Bethlehem, PA	4.0	1.0	1706	$1,800	$1.06	14d	1	1.25mi
435 Montclair Ave Bethlehem, PA	5.0	2.0	2051	$3,375	$1.65	44d	1	1.34mi

Listing history 13 events

1. 2026-04-25
   status Pending
2. 2026-04-16
   price $239,990
3. 2026-03-31
   price $249,000
4. 2026-02-23
   listed $259,900 Active
5. 2011-07-01
   soldstatus $93,000
6. 2011-06-30
   soldstatus $93,000 409-char remark

   Show marketing remark (409 chars)

   Bright & spacious brick victoria row * Formal living & dining room * Family room * Eat in kitchen * 3 bedrooms * Attic could be 2 more bedrooms(need heat) * Deck * Full basement * Newer heating system & central air * HMS warranty * Stained woodwork thru-out, window in every room, updated kitchen, 3 full floors of living space * Bakers alley & 9 foot ceilings *

7. 2011-04-19
   listed $109,900 409-char remark

   Show marketing remark (409 chars)

   Bright & spacious brick victoria row * Formal living & dining room * Family room * Eat in kitchen * 3 bedrooms * Attic could be 2 more bedrooms(need heat) * Deck * Full basement * Newer heating system & central air * HMS warranty * Stained woodwork thru-out, window in every room, updated kitchen, 3 full floors of living space * Bakers alley & 9 foot ceilings *

8. 2002-09-10
   soldstatus $77,000
9. 2002-08-30
   soldstatus $76,900 295-char remark

   Show marketing remark (295 chars)

   Pack your bags move in today Bright & spacious brick Victoria Row. Brand new carpet, freshly painted, stained woodwork thru-out, window in every room, updated kitchen, 3 full floors of living space. Bakers alley, 9 foot ceilings, newer roof 1994 with transferrable warranty. Show it today!

10. 2002-06-20
    listed $76,900 295-char remark

    Show marketing remark (295 chars)

    Pack your bags move in today Bright & spacious brick Victoria Row. Brand new carpet, freshly painted, stained woodwork thru-out, window in every room, updated kitchen, 3 full floors of living space. Bakers alley, 9 foot ceilings, newer roof 1994 with transferrable warranty. Show it today!

11. 2002-06-19
    historical
12. 2002-02-18
    listed $76,900
13. 1985-06-01
    soldstatus $38,000

ⓘ 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: $3,609 · $301/mo
• Expected delta: +$183/yr (+$15/mo · 5.3%)

ⓘ 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: $30,803
• − Mortgage interest: −$13,443
• − Property taxes: −$3,426
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$6,982
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $4,408/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

+531.6% since first listed

13 events — show timeline

• 2026-04-25 Pending — GLVRMLS
• 2026-04-16 Price Changed $239,990 GLVRMLS
• 2026-03-31 Price Changed $249,000 GLVRMLS
• 2026-02-23 Listed $259,900 GLVRMLS
• 2011-07-01 Sold (Public Records) $93,000 Public Records
• 2011-06-30 Sold (MLS) $93,000 GLVRMLS
• 2011-04-19 Listed $109,900 GLVRMLS
• 2002-09-10 Sold (Public Records) $77,000 Public Records
• 2002-08-30 Sold (MLS) $76,900 GLVRMLS
• 2002-06-20 Listed $76,900 GLVRMLS
• 2002-06-19 Listing Removed — GLVRMLS
• 2002-02-18 Listed $76,900 GLVRMLS
• 1985-06-01 Sold (Public Records) $38,000 Public Records

Property tax history

+1.5%/yr

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