305 W 8th St · Bethlehem, PA 18015

$250,000

4 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 11 Days on market

Built 1900 2,940 sqft lot Est $267k · 6% 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 +14.4/30.0
• ARV discount +10.3/15.0
• DSCR +4.4/10.0
• Rent growth +4.3/5.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income-producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as-is with furniture included, and the CO is already secured—a huge bonus.

Key facts

• Efficiency studio
• Built 1900
• Listed 11 days

Tags

• EFFICIENCY STUDIO
• INCOME PRODUCING UNITS
• SHORT WALK FROM CASINOS
• SHORT WALK FROM SHOPPING
• SHORT WALK FROM RESTAURANTS
• SHORT WALK FROM COLLEGES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $49 ($593/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 $213k (14.8% below list).
• Recommended offer: $213k (14.8% 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.
• Zoned schools: Fountain Hill El Sch (math 12% / reading 37%, grade F, #1,180 of 1,518 statewide, top 80%, 513 students, 86% FRL); Broughal Ms (math 7% / reading 31%, grade F, #447 of 512 statewide, top 88%, 500 students, 88% FRL); Liberty Hs (math 36% / reading 10%, grade F, #382 of 437 statewide, top 87%, 2,640 students, 50% FRL) — zoned schools average 74% FRL vs 43% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 40% district-wide (-18 pts) — the specific schools serving this property underperform the Bethlehem Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.2%/yr); 159 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 42% of the median local income ($61k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 13y 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 $208k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,044 (14.8% 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. 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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $266,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 Hess St	0.10mi	4/1.0	1,363 (+6%)	0mo	$240,000	$176	81
630 Ontario St	0.19mi	4/1.5	1,296 (+1%)	22mo	$257,000	$198	69
408 W 9th St	0.11mi	3/2.0 (-1)	1,219 (-5%)	17mo	$250,000	$205	67
737 Finady Ave	0.39mi	3/2.5 (-1)	1,340 (+4%)	11mo	$330,000	$246	59
501 Sioux St St	0.14mi	3/3.0 (-1)	1,120 (-13%)	6mo	$234,900	$210	58
1021 Wyandotte St	0.39mi	3/2.0 (-1)	1,180 (-8%)	9mo	$250,000	$212	55
722 Ontario	0.20mi	3/1.0 (-1)	1,188 (-8%)	17mo	$215,000	$181	54
539 Brighton St	0.60mi	3/2.0 (-1)	1,228 (-5%)	12mo	$295,000	$240	49
600 S Hoffert St	0.62mi	3/1.0 (-1)	1,328 (+3%)	11mo	$275,000	$207	48
1024 Delaware Ave Unit 1st Flr	0.63mi	3/2.0 (-1)	1,355 (+5%)	16mo	$239,900	$177	44
904 Seneca St	0.48mi	3/2.0 (-1)	1,408 (+9%)	24mo	$245,000	$174	37
613 S Hoffert St	0.60mi	3/1.5 (-1)	1,125 (-13%)	11mo	$285,000	$253	35

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.60×
• Total profit: $-28,051
• Equity at exit: $37,276

10-year hold

• IRR: 3.6%
• Equity multiple: 1.30×
• Total profit: $21,292
• Equity at exit: $21,615

Cash invested: $70,000 (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 18015

• Home prices YoY: -30.7%
• Rents YoY: 7.2%
• Active inventory: 159
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $49

Break-even live

Break-even rent $2,068

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $191	-5% $120	+0% $49	+5% $-21	+10% $-92
Rent	-10% $-119	-5% $-35	+0% $49	+5% $134	+10% $218
Rate	-1.0pp $175	-0.5pp $113	base $49	+0.5pp $-15	+1.0pp $-81

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 W 9th St Bethlehem, PA	3.0	1.0	1152	$2,100	$1.82	23d	1	0.11mi
521 Hess St Bethlehem, PA	3.0	1.0	1120	$1,500	$1.34	23d	1	0.23mi
541 Jischke St Bethlehem, PA	3.0	1.0	1090	$1,800	$1.65	25d	1	0.23mi
708 Cherokee St Bethlehem, PA	3.0	1.5	1200	$2,500	$2.08	45d	1	0.38mi
14 Finady Ave Bethlehem, PA	3.0	1.5	1500	$1,600	$1.07	23d	1	0.41mi
436 Pierce St Bethlehem, PA	4.0	2.0	1452	$2,250	$1.55	4d	1	0.72mi
612 E 5th St Bethlehem, PA	4.0	2.0	1814	$2,500	$1.38	45d	1	0.75mi
1129 Russell Ave Fountain Hill, PA	3.0	1.0	1376	$1,900	$1.38	45d	1	0.82mi
1129 Russell Ave Fountain Hill, PA	3.0	1.0	1376	$1,750	$1.27	25d	1	0.82mi
740 Laufer St Bethlehem, PA	3.0	1.5	910	$1,650	$1.81	16d	1	0.84mi
320 2nd Ave Bethlehem, PA	3.0	1.0	1024	$1,950	$1.90	4d	1	0.95mi
42 E Wall St Bethlehem, PA	4.0	1.0	1474	$2,550	$1.73	25d	1	1.05mi
314 State St Bethlehem, PA	4.0	2.0	1654	$2,650	$1.60	16d	1	1.07mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	25d	1	1.12mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	4d	1	1.17mi
1122 E 4th St Bethlehem, PA	4.0	1.0	1706	$1,800	$1.06	16d	1	1.17mi
87 W Broad St Unit 2 Bethlehem, PA	5.0	1.0	1300	$2,200	$1.69	16d	1	1.19mi
1201 E 4th St Unit 4 Bethlehem, PA	3.0	1.5	1100	$1,800	$1.64	45d	1	1.31mi
1209 Mechanic St Bethlehem, PA	3.0	1.0	1003	$2,000	$1.99	23d	1	1.33mi
1236 E 7th St Bethlehem, PA	3.0	2.5	1424	$2,350	$1.65	4d	1	1.36mi
68 W Union Blvd Bethlehem, PA	4.0	1.5	1804	$2,295	$1.27	16d	1	1.40mi
47 W Goepp St Bethlehem, PA	3.0	1.5	1184	$1,995	$1.68	4d	1	1.46mi

Listing history 29 events

1. 2026-06-02
   days on market $250,000 Active 11 DOM
2. 2026-06-01
   days on market $250,000 Active 10 DOM
3. 2026-05-31
   days on market $250,000 Active 9 DOM
4. 2026-05-31
   days on market $250,000 Active 8 DOM
5. 2026-03-30
   status Pending 475-char remark

   Show marketing remark (475 chars)

   Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income‑producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as‑is with furniture included, and the CO is already secured—a huge bonus.

6. 2026-03-30
   status Pending

   Show marketing remark (475 chars)

   Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income‑producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as‑is with furniture included, and the CO is already secured—a huge bonus.

7. 2026-03-30
   status Pending 475-char remark

   Show marketing remark (475 chars)

   Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income‑producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as‑is with furniture included, and the CO is already secured—a huge bonus.

8. 2026-03-24
   listed $250,000 Active
9. 2026-03-23
   status Active 475-char remark

   Show marketing remark (475 chars)

   Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income‑producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as‑is with furniture included, and the CO is already secured—a huge bonus.

10. 2026-03-23
    status Active 475-char remark

    Show marketing remark (475 chars)

    Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income‑producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as‑is with furniture included, and the CO is already secured—a huge bonus.

11. 2026-02-26
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income‑producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as‑is with furniture included, and the CO is already secured—a huge bonus.

12. 2026-02-26
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income‑producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as‑is with furniture included, and the CO is already secured—a huge bonus.

13. 2026-02-22
    listed $250,000 Active 475-char remark

    Show marketing remark (475 chars)

    Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income-producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as-is with furniture included, and the CO is already secured—a huge bonus.

14. 2026-02-22
    listed $250,000 Active 475-char remark

    Show marketing remark (475 chars)

    Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income-producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as-is with furniture included, and the CO is already secured—a huge bonus.

15. 2026-02-15
    historical $250,000 475-char remark

    Show marketing remark (475 chars)

    Discover this charming 3-bedroom, 1-bath home (1,288 sf). Plus an efficiency studio in the basement. Yes, two income‑producing units in one property. Perfectly situated in the heart of Bethlehem, you’ll be just a short walk from casinos, shopping, restaurants, colleges, and so much more. Location truly doesn’t get better. The home does need a bit of TLC, but it’s being sold as‑is with furniture included, and the CO is already secured—a huge bonus.

16. 2022-09-06
    soldstatus $208,000
17. 2022-09-01
    soldstatus $208,000 Closed
18. 2022-09-01
    soldstatus $208,000 Sold
19. 2022-07-12
    status Pending
20. 2022-06-30
    status Pending
21. 2022-06-21
    listed $199,900 Active
22. 2022-06-21
    listed $199,900 Active
23. 2017-07-19
    soldstatus $129,900 Sold
24. 2017-07-06
    listed $129,900
25. 2017-05-13
    historical
26. 2017-04-26
    price $129,000
27. 2017-04-13
    listed $139,900 Active
28. 2014-01-10
    soldstatus $37,500
29. 2013-11-27
    listed $30,000

ⓘ 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: $2,621 · $218/mo
• Projected year-2 tax: $3,286 · $274/mo
• Expected delta: +$664/yr (+$55/mo · 25.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,565
• − Mortgage interest: −$14,004
• − Property taxes: −$2,621
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$7,273
• Taxable loss: −$3,673
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $1,475/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: Northampton County · 236,814 people
• City population: 129,661
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 34,852
• Household income: $60,800
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1525.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 29% Two or more races 14% Black 10% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 19% Dominican 3%
• Common ancestry: Romanian 4% Danish 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 73% English-only · Spanish 21% Chinese 2% 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: ▼ -122.95%
• Current HPI: 277.4721
• Rent YoY: ▲ 7.18%
• 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

+733.3% since first listed

25 events — show timeline

• 2026-03-30 Pending — GLVRMLS
• 2026-03-30 Pending — BRIGHT MLS
• 2026-03-30 Pending — BRIGHT MLS
• 2026-03-24 Listed $250,000 BRIGHT MLS
• 2026-03-23 Relisted — GLVRMLS
• 2026-03-23 Relisted — BRIGHT MLS
• 2026-02-26 Pending — GLVRMLS
• 2026-02-26 Pending — BRIGHT MLS
• 2026-02-22 Listed $250,000 BRIGHT MLS
• 2026-02-22 Listed $250,000 GLVRMLS
• 2026-02-15 Coming Soon $250,000 BRIGHT MLS
• 2022-09-06 Sold (Public Records) $208,000 Public Records
• 2022-09-01 Sold (MLS) $208,000 GLVRMLS
• 2022-09-01 Sold (MLS) $208,000 BRIGHT MLS
• 2022-07-12 Pending — BRIGHT MLS
• 2022-06-30 Pending — GLVRMLS
• 2022-06-21 Listed $199,900 GLVRMLS
• 2022-06-21 Listed $199,900 BRIGHT MLS
• 2017-07-19 Sold (MLS) $129,900 GLVRMLS
• 2017-07-06 Listed $129,900 GLVRMLS
• 2017-05-13 Listing Removed — GLVRMLS
• 2017-04-26 Price Changed $129,000 GLVRMLS
• 2017-04-13 Listed $139,900 GLVRMLS
• 2014-01-10 Sold (MLS) $37,500 GLVRMLS
• 2013-11-27 Listed $30,000 GLVRMLS

Property tax history

+2.7%/yr

Latest (2026): $2,621 · +3.5% YoY. Source: county tax records.