53 Welcome St · East Bethlehem, PA 15333

$125,000

2 bd · 1.5 ba · 1,701 sqft · SingleFamily public records · 65 Days on market

Built 1914 10,802 sqft lot $73/sqft · 10% below area Est $138k · 10% 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).

• ARV discount +11.9/15.0
• Cash flow +11.3/30.0
• Appreciation +6.7/10.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

53 Welcome St, welcomes you. With 3 bedrooms, 2 full bathrooms and 2 half bathrooms this home has plenty of space. The hardwood floors throughout have been refinished brining character back into the home. A portion of the backyard is fenced in, and the backyard also features off street parking as well as a 2 car detached garage. Parking in the back makes the home easily accessible. This home is close to restaurants, shopping, the local schools and more making it conveniently located. More pictures coming soon!

Key facts

• Off street parking
• Backyard fenced
• Hardwood floors

Tags

• HARDWOOD FLOORS
• BACKYARD FENCED
• OFF STREET PARKING
• DETACHED GARAGE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-45 ($-541/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (13.8% below list).
• Recommended offer: $108k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.5% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,698 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (median comp): $138,377
• List price: $125,000
• Delta: -9.67%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Ziskind Rd	0.40mi	3/2.5 (+1)	1,716 (+1%)	5mo	$215,000	$125	67
1 Millsboro Ave	0.63mi	3/2.5 (+1)	1,456 (-14%)	9mo	$220,000	$151	30
40 Terrace Rd	0.68mi	3/1.5 (+1)	1,462 (-14%)	12mo	$206,000	$141	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.44×
• Total profit: $15,233
• Equity at exit: $59,411

10-year hold

• IRR: 9.9%
• Equity multiple: 2.56×
• Total profit: $54,663
• Equity at exit: $94,133

Cash invested: $35,000 (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 15333

• Home prices YoY: 2.2%
• Active inventory: 12
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-45

Break-even live

Break-even rent $1,134

Max offer price $117,029

Occupancy floor 99%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $125,000 Active 65 DOM
2. 2026-06-17
   days on market $125,000 Active 64 DOM
3. 2026-06-16
   days on market $125,000 Active 63 DOM
4. 2026-06-15
   days on market $125,000 Active 62 DOM
5. 2026-06-13
   days on market $125,000 Active 60 DOM
6. 2026-06-09
   days on market $125,000 Active 56 DOM
7. 2026-06-08
   days on market $125,000 Active 55 DOM
8. 2026-06-07
   days on market $125,000 Active 54 DOM
9. 2026-06-03
   days on market $125,000 Active 50 DOM
10. 2026-06-02
    days on market $125,000 Active 49 DOM
11. 2026-06-01
    days on market $125,000 Active 48 DOM
12. 2026-05-31
    days on market $125,000 Active 47 DOM
13. 2026-04-13
    listed $125,000 Active 515-char remark

    Show marketing remark (515 chars)

    53 Welcome St, welcomes you. With 3 bedrooms, 2 full bathrooms and 2 half bathrooms this home has plenty of space. The hardwood floors throughout have been refinished brining character back into the home. A portion of the backyard is fenced in, and the backyard also features off street parking as well as a 2 car detached garage. Parking in the back makes the home easily accessible. This home is close to restaurants, shopping, the local schools and more making it conveniently located. More pictures coming soon!

14. 2018-05-09
    soldstatus $90,000
15. 2018-04-30
    status Under Contract 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

16. 2018-04-30
    soldstatus $90,000 Sold 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

17. 2018-04-02
    historical Contingent 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

18. 2018-03-14
    price $94,900 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

19. 2018-02-08
    price $99,900 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

20. 2018-02-08
    status Active 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

21. 2017-12-04
    historical Withdrawn 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

22. 2017-11-05
    price $94,900 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

23. 2017-10-11
    price $109,900 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

24. 2017-10-11
    status Active 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

25. 2017-08-16
    historical Contingent 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

26. 2017-06-16
    listed $99,900 Active 570-char remark

    Show marketing remark (570 chars)

    Look no further if you like that old time feeling This house has a lot to offer 3 Bedrooms could be 4 plus 2 Full Baths and 2 Partial Baths Large living room And dining room with original hardwood floors under carpet Living room and dining room have decorative fireplaces with nice mantels and woodwork Dining room has a built in China Cabinet Kitchen offers a breakfast nook that leads out to rear patio House offers enclosed front porch Full basement 2 Car detached garage with a Blacktop Driveway Part of rear yard is fenced and Fruit trees full of Pears and Apples

27. 1987-10-09
    soldstatus $16,500

ⓘ 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: $2,260 · $188/mo
• Projected year-2 tax: $2,260 · $188/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 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,924
• − Mortgage interest: −$7,002
• − Property taxes: −$2,260
• − Insurance: −$625
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,636
• Taxable loss: −$2,667
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $99/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-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — East Bethlehem

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fredericktown, PA
• Population (ZIP): 1,745

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.45%
• Current HPI: 162.029
• Rent YoY: —
• Metro: —
• 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

+657.6% since first listed

15 events — show timeline

• 2026-04-13 Listed $125,000 West Penn MLS
• 2018-05-09 Sold (Public Records) $90,000 Public Records
• 2018-04-30 Pending — West Penn MLS
• 2018-04-30 Sold (MLS) $90,000 West Penn MLS
• 2018-04-02 Contingent — West Penn MLS
• 2018-03-14 Price Changed $94,900 West Penn MLS
• 2018-02-08 Price Changed $99,900 West Penn MLS
• 2018-02-08 Relisted — West Penn MLS
• 2017-12-04 Delisted — West Penn MLS
• 2017-11-05 Price Changed $94,900 West Penn MLS
• 2017-10-11 Price Changed $109,900 West Penn MLS
• 2017-10-11 Relisted — West Penn MLS
• 2017-08-16 Contingent — West Penn MLS
• 2017-06-16 Listed $99,900 West Penn MLS
• 1987-10-09 Sold (Public Records) $16,500 Public Records

Property tax history

+8.0%/yr

Latest (2026): $2,260 · +3.9% YoY. Source: county tax records.