207 Clearfield St · Freemansburg, PA 18017

$115,000

2 bd · 1.0 ba · 846 sqft · Townhouse public records · 3 Days on market

Built 1900 1,440 sqft lot Est $168k · 31% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful opportunity to own a bright and spacious home located near major access routes, shopping and dining. The kitchen and bathroom are updated and modern. Newer windows, a walk-in closet adjacent to the master bedroom, mud room, covered front and back porch. The home features hardwood floors and a finished basement. Don't miss this great opportunity for a first-time home buyer or investor.

Key facts

• Efficient gas heat
• Built 1900
• Listed 3 days

Tags

• INVESTMENT OPPORTUNITY
• EFFICIENT GAS HEAT
• BETHLEHEM SCHOOL DISTRICT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Brick and wood siding exterior; Asphalt/fiberglass roof; Block foundation; Originally built area above grade listed as 900
• Exterior features: Public records list the lot as approximately 1,440 sq ft

Interior

• Kitchen: Gas oven and gas range; Refrigerator
• Bedrooms: Two bedrooms on the second floor (9 x 8 and 13 x 11)
• Bathrooms: One full bathroom (on the second floor)
• Heating & cooling: Gas heating
• Interior features: Dining area and a separate/formal dining room; Full exterior-entry basement
• Laundry & utility: First-floor laundry room (10 x 6); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

Location & tenants

• Location reads 79/100 on livability (#244 in PA, #2,082 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D, schools F, 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 rising (+2.6%/yr); 153 active listings in the ZIP; 23 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $45k; list at $115k implies a 156% 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 $115,000

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.28%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $167,508
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Clearfield St	0.03mi	2/1.0	846 (0%)	2mo	$161,900	$191	97
220 Clearfield St	0.03mi	2/1.0	846 (0%)	8mo	$175,000	$207	92
234 Clearfield St	0.05mi	2/1.0	822 (-3%)	1mo	$162,500	$198	92
203 Clearfield St	0.01mi	2/1.0	846 (0%)	13mo	$165,000	$195	89
210 Clearfield St	0.02mi	3/1.0 (+1)	878 (+4%)	1mo	$175,000	$199	87
211-1/2 Clearfield St	0.01mi	2/2.0	846 (0%)	15mo	$185,000	$219	83
225 Clearfield St	0.03mi	2/1.0	846 (0%)	20mo	$160,000	$189	82
208 Clearfield St	0.02mi	2/1.0	890 (+5%)	16mo	$185,000	$208	77
236 Clearfield St	0.06mi	2/1.0	822 (-3%)	21mo	$160,000	$195	76
222 Juniata St	0.04mi	2/1.0	936 (+11%)	22mo	$185,000	$198	62
1515 Livingston St	0.73mi	3/1.0 (+1)	840 (-1%)	20mo	$225,000	$268	43

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.64×
• Total profit: $20,465
• Equity at exit: $17,147

10-year hold

• IRR: 24.2%
• Equity multiple: 3.06×
• Total profit: $66,258
• Equity at exit: $9,943

Cash invested: $32,200 (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 18017

• Rents YoY: 2.6%
• Active inventory: 153
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$603
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $625

Break-even live

Break-even rent $1,073

Max offer price $115,000

Occupancy floor 61%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Clearfield St Freemansburg, PA	3.0	1.0	966	$1,700	$1.76	3d	1	0.04mi
315 Clearfield St Freemansburg, PA	2.0	1.0	1040	$2,000	$1.92	3d	1	0.09mi
315 Clearfield St Unit A Freemansburg, PA	2.0	1.0	1040	$2,000	$1.92	3d	1	0.09mi
321 Monroe St Freemansburg, PA	1.0	1.0	700	$1,418	$2.03	3d	1	0.28mi
1416 Livingston St Bethlehem, PA	1.0–4.0	1.0–2.0	1002	$1,741	$1.74	3d	20	0.58mi
1130 Pembroke Rd Unit 2 Bethlehem, PA	2.0	1.0	750	$1,750	$2.33	44d	1	0.62mi
650 E North St Bethlehem, PA	2.0	1.0–2.0	935	$2,350	$2.51	14d	7	1.04mi
410 William St Unit 102 Bethlehem, PA	1.0	1.0	760	$1,650	$2.17	14d	1	1.13mi
410 William St #204 Bethlehem, PA	1.0	1.0	760	$1,695	$2.23	14d	1	1.13mi
410 William St Unit 102 Bethlehem, PA	1.0	1.0	760	$1,695	$2.23	23d	1	1.13mi
1306 E 4th St #3 Bethlehem, PA	2.0	1.0	1000	$1,550	$1.55	44d	1	1.16mi
1630 E 9th St Bethlehem, PA	2.0	1.0	750	$1,750	$2.33	14d	1	1.20mi
1348 E 6th St Fl Rear Bethlehem, PA	1.0	1.0	800	$1,350	$1.69	14d	1	1.24mi
3203 Washington St Bethlehem, PA	1.0	1.0	654	$1,800	$2.75	3d	1	1.25mi
1218 Mechanic St Unit 5 Bethlehem, PA	1.0	1.0	750	$1,200	$1.60	23d	1	1.25mi
1209 Mechanic St Bethlehem, PA	3.0	1.0	1003	$2,000	$1.99	21d	1	1.25mi
1201 E 4th St Unit 4 Bethlehem, PA	3.0	1.5	1100	$1,800	$1.64	44d	1	1.28mi
401 E Goepp St #2 Bethlehem, PA	2.0	1.0	750	$1,875	$2.50	23d	1	1.35mi
330 E Goepp St Unit 1 Bethlehem, PA	1.0	1.0	714	$1,500	$2.10	14d	1	1.38mi
1113 E 4th St Unit 1 Bethlehem, PA	2.0	1.0	1000	$1,350	$1.35	23d	1	1.40mi
746 Linden St Unit 2 Bethlehem, PA	3.0	1.0	1008	$1,975	$1.96	44d	1	1.43mi
708 Linden St Unit 2 Bethlehem, PA	2.0	1.0	800	$1,500	$1.88	14d	1	1.44mi
315 State St Unit 2 Bethlehem, PA	1.0	1.0	900	$1,200	$1.33	3d	1	1.45mi

Listing history 12 events

1. 2026-06-01
   status $115,000 Pending 3 DOM
2. 2026-05-31
   days on market $115,000 Active 3 DOM
3. 2026-05-31
   days on market $115,000 Active 2 DOM
4. 2026-05-28
   listed $115,000 Active
5. 2013-03-05
   soldstatus $45,000
6. 2013-02-21
   soldstatus $45,000 400-char remark

   Show marketing remark (400 chars)

   Wonderful opportunity to own a bright and spacious home located near major access routes, shopping and dining. The kitchen and bathroom are updated and modern. Newer windows, a walk-in closet adjacent to the master bedroom, mud room, covered front and back porch. The home features hardwood floors and a finished basement. Don't miss this great opportunity for a first-time home buyer or investor.

7. 2012-08-27
   listed $63,000 400-char remark

   Show marketing remark (400 chars)

   Wonderful opportunity to own a bright and spacious home located near major access routes, shopping and dining. The kitchen and bathroom are updated and modern. Newer windows, a walk-in closet adjacent to the master bedroom, mud room, covered front and back porch. The home features hardwood floors and a finished basement. Don't miss this great opportunity for a first-time home buyer or investor.

8. 2012-08-25
   historical
9. 2012-02-25
   listed $49,000
10. 2007-12-21
    soldstatus $83,700
11. 2007-10-29
    listed $79,900
12. 2002-11-05
    soldstatus $43,300

ⓘ 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: $2,362 · $197/mo
• Projected year-2 tax: $2,362 · $197/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $22,367
• − Mortgage interest: −$6,442
• − Property taxes: −$2,362
• − Insurance: −$575
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$3,345
• Taxable income: $6,064
• Est. tax owed @ 24.0%: −$1,455
• After-tax cash flow: $6,041/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 — Freemansburg

• Score: 79/100
• State rank: #244
• US rank: #2082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freemansburg, PA
• County: Northampton County · 236,814 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 40,640
• Household income: $91,173
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 950.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 25% Two or more races 14% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 16% Dominican 4%
• Common ancestry: Romanian 4% Polish 2% Lithuanian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 15% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -218.92%
• Current HPI: 203.0358
• Rent YoY: ▲ 2.60%
• 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

+165.6% since first listed

9 events — show timeline

• 2026-05-28 Listed $115,000 GLVRMLS
• 2013-03-05 Sold (Public Records) $45,000 Public Records
• 2013-02-21 Sold (MLS) $45,000 GLVRMLS
• 2012-08-27 Listed $63,000 GLVRMLS
• 2012-08-25 Listing Removed — GLVRMLS
• 2012-02-25 Listed $49,000 GLVRMLS
• 2007-12-21 Sold (MLS) $83,700 GLVRMLS
• 2007-10-29 Listed $79,900 GLVRMLS
• 2002-11-05 Sold (Public Records) $43,300 Public Records

Property tax history

+1.6%/yr

Latest (2026): $2,362 · +5.2% YoY. Source: county tax records.