743 Washington St · Easton, PA 18042

$179,000

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 22 Days on market

Built 1900 1,296 sqft lot $155/sqft · at area comps Est $176k · at est.

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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 +19.5/30.0
• ARV discount +6.8/15.0
• DSCR +6.2/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2 bedroom, 1 bath twin home ideally located just moments from the Easton courthouse. Perfect for homeowners or investors alike, this property offers dedicated off-street parking—an added convenience in this highly desirable area. Potential opportunity to finish more living space/bedroom on 3rd floor. Enjoy the unbeatable location—within walking distance to downtown Easton’s shops, dining, and cultural attractions. Easy access to major routes makes commuting simple and efficient. Whether you're looking for a primary residence or a smart investment opportunity, this twin home delivers on location, functionality, and value. Schedule your showing today and see all that this Easton gem has to offer!

Key facts

• Parking
• Built 1900
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.2% in Easton — 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 84/100 on livability (#92 in PA, #667 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-.
• Easton Area SD (suburban): math 31% / reading 44% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $179k implies a 225% 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 $176,315 (1.5% 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. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $176,343
• List price: $179,000
• Delta: 1.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 N Oak St	0.41mi	3/1.5	1,196 (+3%)	6mo	$185,925	$155	68
20 S 10th St	0.26mi	2/1.5 (-1)	1,200 (+4%)	10mo	$230,000	$192	66
142 S 6th St Unit 2	0.30mi	2/1.0 (-1)	1,150 (-1%)	16mo	$285,000	$248	66
142 W Madison St	0.56mi	3/1.0	1,184 (+2%)	12mo	$187,500	$158	60
804 Lincoln St	0.71mi	3/1.0	1,192 (+3%)	2mo	$192,500	$161	60
1432 Pine St	0.64mi	3/1.0	1,158 (0%)	15mo	$126,000	$109	57
249 Nesquehoning St	0.55mi	3/1.0	1,236 (+7%)	9mo	$120,000	$97	56
614 W Wilkes Barre St	0.54mi	2/2.0 (-1)	1,267 (+9%)	0mo	$250,000	$197	50
245 W Nesquehoning St	0.55mi	3/1.0	1,328 (+15%)	9mo	$120,000	$90	42
137 E Nesquehoning St	0.73mi	3/1.0	1,296 (+12%)	5mo	$224,000	$173	42
532 Centre St	0.66mi	3/2.0	1,277 (+10%)	9mo	$238,000	$186	40
237 Ferry St	0.61mi	2/1.5 (-1)	1,005 (-13%)	17mo	$310,000	$308	29

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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-12,422
• Equity at exit: $26,689

10-year hold

• IRR: 5.4%
• Equity multiple: 1.43×
• Total profit: $21,597
• Equity at exit: $15,477

Cash invested: $50,120 (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 18042

• Rents YoY: 4.9%
• Active inventory: 185
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$939
• Tax from tax record: −$243 /mo · $2,911/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $202

Break-even live

Break-even rent $1,590

Max offer price $179,000

Occupancy floor 84%

Sensitivity live

Price	-10% $303	-5% $253	+0% $202	+5% $151	+10% $101
Rent	-10% $56	-5% $129	+0% $202	+5% $275	+10% $348
Rate	-1.0pp $292	-0.5pp $248	base $202	+0.5pp $156	+1.0pp $109

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Ferry St Easton, PA	2.0	1.0	1000	$1,640	$1.64	24d	1	0.15mi
932 Washington St Easton, PA	2.0	1.0	765	$1,600	$2.09	44d	1	0.15mi
815 Ferry St Unit 815 C Easton, PA	2.0	1.0	750	$1,525	$2.03	24d	1	0.17mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	24d	1	0.20mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	44d	1	0.20mi
29 S 7th St Easton, PA	2.0	2.0	1100	$1,350	$1.23	15d	1	0.21mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	44d	1	0.24mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	15d	1	0.25mi
203 S 11th St Unit 1st floor Easton, PA	2.0	1.0	900	$1,450	$1.61	44d	1	0.28mi
922 Northampton St Unit 1 Easton, PA	2.0	1.0	900	$1,395	$1.55	44d	1	0.28mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	44d	1	0.29mi
623 Walnut St Unit A2 Easton, PA	2.0	2.0	1500	$2,250	$1.50	24d	1	0.30mi
623 Walnut St Unit C2 Easton, PA	2.0	2.5	1500	$2,300	$1.53	44d	1	0.30mi
40 S 6th St Easton, PA	1.0–2.0	1.0–2.0	1156	$3,000	$2.59	15d	11	0.33mi
513 Spruce St Easton, PA	2.0	1.0	850	$1,600	$1.88	44d	1	0.33mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	15d	1	0.33mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	24d	2	0.37mi
600 Canal St Easton, PA	2.0	1.0	900	$1,599	$1.78	3d	2	0.37mi
601 Northampton St Unit 402 Easton, PA	2.0	1.0	750	$1,795	$2.39	44d	1	0.37mi
601 Northampton St Unit 202 Easton, PA	2.0	1.0	750	$1,795	$2.39	15d	1	0.37mi
1205 Butler St Easton, PA	2.0	1.0	900	$1,700	$1.89	15d	1	0.39mi
713 Spring Garden St Unit 2 Easton, PA	4.0	1.0	800	$1,745	$2.18	3d	1	0.41mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	3d	1	0.43mi
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	3d	1	0.44mi
140 S 4th St Easton, PA	2.0	1.0–2.0	841	$2,460	$2.93	3d	106	0.44mi
137 N 7th St Apt 1 Easton, PA	2.0	1.0	1000	$1,395	$1.40	3d	1	0.45mi
276 W Saint Joseph St Easton, PA	3.0	1.5	1315	$1,700	$1.29	44d	1	0.48mi
1304 Lehigh St Unit 1 Easton, PA	2.0	1.0	733	$1,295	$1.77	3d	1	0.49mi
214 N 7th St Unit NA Easton, PA	2.0	1.0	1000	$1,550	$1.55	3d	1	0.51mi
330 Northampton St Easton, PA	2.0	2.0	1088	$1,750	$1.61	44d	1	0.53mi
330 Northampton St Unit 205 Easton, PA	2.0	2.0	1088	$1,750	$1.61	24d	1	0.53mi
909 Jackson St Unit 2 Easton, PA	3.0	1.0	1300	$2,350	$1.81	44d	1	0.56mi
457 W Lincoln St Easton, PA	1.0–2.0	1.0–2.0	837	$1,932	$2.31	3d	6	0.63mi
11 S 2nd St Unit 10 Easton, PA	2.0	1.0	800	$1,500	$1.88	44d	1	0.67mi
1247 Jackson St Easton, PA	2.0	2.0	1200	$1,700	$1.42	3d	1	0.70mi
214 Spring Garden St Unit 2B Easton, PA	2.0	1.0	1250	$2,995	$2.40	21d	1	0.71mi
100 Northampton St Easton, PA	1.0–2.0	1.0–2.0	995	$3,650	$3.67	3d	6	0.76mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	24d	1	0.80mi
11 Early St Easton, PA	2.0	1.0	998	$1,625	$1.63	44d	1	0.80mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	3d	1	0.82mi

Listing history 8 events

1. 2026-05-02
   status Pending 737-char remark

   Show marketing remark (737 chars)

   Well-maintained 2 bedroom, 1 bath twin home ideally located just moments from the Easton courthouse. Perfect for homeowners or investors alike, this property offers dedicated off-street parking—an added convenience in this highly desirable area. Potential opportunity to finish more living space/bedroom on 3rd floor. Enjoy the unbeatable location—within walking distance to downtown Easton’s shops, dining, and cultural attractions. Easy access to major routes makes commuting simple and efficient. Whether you're looking for a primary residence or a smart investment opportunity, this twin home delivers on location, functionality, and value. Schedule your showing today and see all that this Easton gem has to offer!

2. 2026-04-10
   listed $179,000 Active 737-char remark

   Show marketing remark (737 chars)

   Well-maintained 2 bedroom, 1 bath twin home ideally located just moments from the Easton courthouse. Perfect for homeowners or investors alike, this property offers dedicated off-street parking—an added convenience in this highly desirable area. Potential opportunity to finish more living space/bedroom on 3rd floor. Enjoy the unbeatable location—within walking distance to downtown Easton’s shops, dining, and cultural attractions. Easy access to major routes makes commuting simple and efficient. Whether you're looking for a primary residence or a smart investment opportunity, this twin home delivers on location, functionality, and value. Schedule your showing today and see all that this Easton gem has to offer!

3. 2016-09-24
   historical
4. 2016-03-24
   listed $89,900 Active
5. 2004-10-05
   soldstatus $55,000
6. 2004-09-30
   soldstatus $55,000
7. 2004-07-26
   listed $63,900
8. 1993-09-01
   soldstatus $27,500

ⓘ 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: $2,911 · $243/mo
• Projected year-2 tax: $2,911 · $243/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,147
• − Mortgage interest: −$10,027
• − Property taxes: −$2,911
• − Insurance: −$895
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$5,207
• Taxable loss: −$437
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $2,530/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: Easton Area SD
• NCES district ID: 4208850
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $61,390
• Composite: 33.46/100
• National rank: #5457
• State rank: #364 of 539 in PA

Livability — Easton

• Score: 84/100
• State rank: #92
• US rank: #667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, PA
• County: Northampton County · 236,814 people
• City population: 75,961
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 45,532
• Household income: $77,556
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1590.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 3% Polish 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Arabic 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: ▼ -460.52%
• Current HPI: 254.8776
• Rent YoY: ▲ 4.94%
• 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

+550.9% since first listed

8 events — show timeline

• 2026-05-02 Pending — GLVRMLS
• 2026-04-10 Listed $179,000 GLVRMLS
• 2016-09-24 Listing Removed — GLVRMLS
• 2016-03-24 Listed $89,900 GLVRMLS
• 2004-10-05 Sold (Public Records) $55,000 Public Records
• 2004-09-30 Sold (MLS) $55,000 GLVRMLS
• 2004-07-26 Listed $63,900 GLVRMLS
• 1993-09-01 Sold (Public Records) $27,500 Public Records

Property tax history

+1.3%/yr

Latest (2026): $2,911 · +2.3% YoY. Source: county tax records.