1738 6th St · Bethlehem, PA 18020

$299,500

3 bd · 1.0 ba · 1,529 sqft · SingleFamily public records · 6 Days on market

Built 1926 0.25 ac lot Est $347k · 14% under

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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 +14.2/30.0
• ARV discount +13.7/15.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * MULTIPLE OFFERS RECEIVED - HIGHEST AND BEST DEADLINE WED 6/17 @ 12PM * * * Private backyard retreat in Bethlehem Township! This charming 3 Bed 2 Bath Cape Cod sits on an expansive lot built for recreation, featuring a sparkling above-ground pool with a spacious covered side deck, a serene koi pond with lily pads and rockery, a charming wishing well, covered porch, and a storage shed, all framed by mature landscaping and room to roam. A welcoming covered porch opens to a well-lit living room with cozy ventless gas fireplace, an eat-in kitchen with warm wood cabinetry, first- and second-floor bedrooms, a full bath with walk-in shower, and a powder room plus first-floor laundry and

Key facts

• Covered porch
• Serene koi pond
• Storage shed

Tags

• PRIVATE BACKYARD RETREAT
• SPARKLING ABOVE-GROUND POOL
• SERENE KOI POND
• COVERED PORCH
• STORAGE SHED
• MATURE LANDSCAPING

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; 200+ amp electrical service with circuit breakers
• Home design: Single-story listed (interior includes multiple levels); Aluminum siding exterior; Asphalt/fiberglass roof
• Construction: Aluminum siding construction; Asphalt/Fiberglass roof
• Exterior features: Deck; Porch; Above-ground pool; Shed(s); Invisible fencing; Pond on lot

Interior

• Kitchen: Refrigerator
• Bedrooms: Two bedrooms on the second level; One bedroom on the first level; Additional finished rooms in basement (two rooms)
• Flooring: Carpet; Laminate; Resilient; Tile
• Bathrooms: One full bathroom on the second level; One half bathroom on the first level
• Heating & cooling: Baseboard heating; Ductless heating and cooling; Fireplace(s) for heating
• Interior features: Eat-in kitchen; Wired for data; Insert fireplace
• Laundry & utility: Laundry room on the first level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $49 ($585/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 $263k (12.3% below list).
• Recommended offer: $263k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 75 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $2k of loan paydown is wiped out by about $9k 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 $46k; list at $300k implies a 558% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $262,709 (12.3% below list)

Questions for the listing agent

1. Built in 1926 — 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: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $347,083
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1647 4th St	0.17mi	3/2.0	1,619 (+6%)	2mo	$425,000	$263	76
1639 11th St	0.27mi	3/1.0	1,425 (-7%)	6mo	$311,000	$218	72
3933 Norfolk Dr	0.46mi	3/2.0	1,572 (+3%)	1mo	$356,000	$226	69
1905 6th St	0.19mi	4/1.0 (+1)	1,680 (+10%)	7mo	$310,000	$185	64
1922 9th St	0.27mi	3/1.0	1,392 (-9%)	11mo	$349,900	$251	63
3109 Fairview St	0.46mi	3/1.5	1,614 (+6%)	5mo	$375,000	$232	63
1553 1st St	0.37mi	4/2.0 (+1)	1,551 (+1%)	11mo	$365,000	$235	63
1740 11th St	0.27mi	3/1.0	1,730 (+13%)	7mo	$333,000	$192	60
2145 15th St	0.65mi	3/1.0	1,612 (+5%)	3mo	$365,500	$227	58
3042 Middletown Rd	0.63mi	3/1.5	1,463 (-4%)	4mo	$295,000	$202	58
3973 Kenrick Dr	0.74mi	3/1.5	1,576 (+3%)	6mo	$375,000	$238	53
2118 6th St	0.44mi	4/1.0 (+1)	1,690 (+10%)	7mo	$355,000	$210	51

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-45,416
• Equity at exit: $44,656

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-35,498
• Equity at exit: $25,895

Cash invested: $83,860 (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 18020

• Active inventory: 75
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$331 /mo · $3,975/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $49

Break-even live

Break-even rent $2,565

Max offer price $299,500

Occupancy floor 93%

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3638 Washington St Bethlehem, PA	3.0	2.0	1881	$2,450	$1.30	23d	1	0.13mi
2121 7th St Bethlehem, PA	3.0	2.0	1672	$2,300	$1.38	43d	1	0.44mi
1471 2nd St Bethlehem, PA	4.0	1.5	1800	$3,145	$1.75	2d	1	0.44mi
2955 Middletown Rd Bethlehem, PA	3.0	2.0	1639	$2,100	$1.28	14d	1	0.73mi
3547 Carter Rd Bethlehem, PA	3.0	1.0	1800	$2,495	$1.39	43d	1	0.86mi
2815 Jefferson St Bethlehem, PA	3.0	2.0	1200	$3,000	$2.50	2d	1	0.87mi
2897 Easton Ave Unit 303 Bethlehem, PA	2.0	2.0	1148	$2,100	$1.83	23d	1	0.94mi
1416 Livingston St Bethlehem, PA	1.0–4.0	1.0–2.0	1002	$2,147	$2.14	2d	20	1.05mi
440 New St Freemansburg, PA	3.0	1.5	1744	$2,400	$1.38	2d	1	1.06mi
2627 Nottingham Rd Bethlehem, PA	3.0	2.5	1756	$2,800	$1.59	2d	1	1.10mi
2229 Rodgers St Bethlehem, PA	2.0	2.0	1415	$2,300	$1.63	23d	1	1.17mi
2234 Easton Ave Bethlehem, PA	3.0	1.5	1254	$2,395	$1.91	2d	1	1.42mi
305 S Oak St Unit 305 Freemansburg, PA	3.0	4.0	2088	$2,750	$1.32	14d	1	1.43mi
3157 Santee Rd Bethlehem, PA	2.0	1.0	1100	$1,995	$1.81	43d	1	1.46mi

Listing history 7 events

1. 2026-06-18
   status $299,500 Pending 6 DOM
2. 2026-06-18
   days on market $299,500 Active 6 DOM
3. 2026-06-17
   days on market $299,500 Active 5 DOM
4. 2026-06-16
   days on market $299,500 Active 4 DOM
5. 2026-06-15
   days on market $299,500 Active 3 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $299,500 Active 1 DOM

ⓘ 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: $3,975 · $331/mo
• Projected year-2 tax: $4,354 · $363/mo
• Expected delta: +$378/yr (+$32/mo · 9.5%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $31,525
• − Mortgage interest: −$16,777
• − Property taxes: −$3,975
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − Depreciation: −$8,713
• Taxable loss: −$4,481
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $1,660/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: Middletown, PA
• County: Northampton County · 236,814 people
• City population: 129,661
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 21,204
• Household income: $126,166
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 249.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 10% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 8% Russian 2% Slovak 1%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 4% 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: ▼ -240.51%
• Current HPI: 206.2873
• Rent YoY: —
• 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

+558.2% since first listed

2 events — show timeline

• 2026-06-13 Listed $299,500 GLVRMLS
• 1979-11-01 Sold (Public Records) $45,500 Public Records

Property tax history

+1.6%/yr

Latest (2026): $3,975 · +4.2% YoY. Source: county tax records.