451 E 10th St · Northampton, PA 18067

$209,900

2 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 3 Days on market

Built 1900 2,100 sqft lot $178/sqft · 11% below area Est $316k · 34% 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 +15.0/15.0
• Cash flow +10.0/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter house at a great price. You definitely can't rent as cheap as buying this house. Very good condition featuring a fenced rear yard with additional parking room. Covered patio is ideal for bar-b-que-s, etc. This is a two bedroom house, with oe being a walk thru. Move in condition. Bring your offer today!!

Key facts

• Modernized kitchen
• Fenced yard
• Finished basement

Tags

• REMODELED BRICK ROW HOME
• MODERNIZED KITCHEN
• FINISHED BASEMENT
• FENCED YARD
• REAR PATIO
• 2-CAR PARKING PAD

Property features AI

Exterior

• Parking: Off-street parking and on-street parking
• Utilities: Public water; Public sewer; 200+ amp electrical service with circuit breakers
• Home design: Two-story brick residence; Two total stories
• Construction: Brick construction; Asphalt/fiberglass roof; Below-grade finished area (basement) and above-grade finished living area
• Exterior features: Public-record lot (approx. 2,100 sq ft); Property has a view

Interior

• Kitchen: Dishwasher; Electric oven and electric range; Microwave
• Bedrooms: Seven total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Luxury vinyl and luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Dining area and a separate/formal dining room; Full finished basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (21.4% below list).
• Recommended offer: $165k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.1% in Northampton — 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 80/100 on livability (#226 in PA, #1,961 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Colonel John Siegfried El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 808 students, 51% FRL); Northampton Area Ms (math 24% / reading 46%, grade F, #322 of 512 statewide, top 64%, 1,256 students, 42% FRL); Northampton Area Hs (math 60% / reading 24%, grade F, #230 of 437 statewide, top 53%, 1,862 students, 31% FRL) — zoned schools average 42% FRL vs 22% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 99 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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.

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 $165,000 (21.4% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 10.6

CMA / ARV

• ARV (median comp): $316,061
• List price: $209,900
• Delta: -33.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1160 Siegfried Ave	0.13mi	3/2.0 (+1)	1,290 (+9%)	2mo	$340,000	$264	67
523 Main St	0.51mi	3/1.5 (+1)	1,188 (+1%)	18mo	$330,000	$278	53
416 E 4th St	0.52mi	3/1.5 (+1)	1,289 (+9%)	11mo	$320,000	$248	44
1539 Dewey Ave	0.72mi	3/1.5 (+1)	1,029 (-13%)	6mo	$335,000	$326	33

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.24×
• Total profit: $-44,855
• Equity at exit: $31,297

10-year hold

• IRR: -21.6%
• Equity multiple: -0.03×
• Total profit: $-60,500
• Equity at exit: $18,148

Cash invested: $58,772 (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 18067

• Rents YoY: 1.3%
• Active inventory: 99
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$242 /mo · $2,900/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-126

Break-even live

Break-even rent $1,810

Max offer price $187,580

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-67	+0% $-126	+5% $-186	+10% $-245
Rent	-10% $-257	-5% $-192	+0% $-126	+5% $-61	+10% $4
Rate	-1.0pp $-21	-0.5pp $-73	base $-126	+0.5pp $-181	+1.0pp $-236

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
961 Main St Northampton, PA	1.0	1.0	900	$1,025	$1.14	45d	1	0.41mi
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	46d	1	0.90mi
134 S 3rd St Apt B Coplay, PA	3.0	2.0	1250	$2,299	$1.84	21d	1	0.90mi
1690 Newport Ave Unit 4 Northampton, PA	1.0	1.0	800	$1,095	$1.37	16d	1	0.92mi
3124 N 2nd St Whitehall, PA	2.0	1.0	1139	$1,750	$1.54	4d	1	1.32mi
1219 3rd St Unit 1 Catasauqua, PA	2.0	1.0	825	$1,675	$2.03	16d	1	1.41mi

Listing history 14 events

1. 2026-05-06
   status Pending 1233-char remark
2. 2026-05-03
   listed $209,900 Active 1233-char remark
3. 2025-11-10
   historical $1,595
4. 2025-10-14
   listed $1,595
5. 2025-10-14
   historical $1,595
6. 2025-09-19
   listed $1,595
7. 2012-11-29
   soldstatus $55,000 318-char remark

   Show marketing remark (318 chars)

   Great starter house at a great price. You definitely can't rent as cheap as buying this house. Very good condition featuring a fenced rear yard with additional parking room. Covered patio is ideal for bar-b-que-s, etc. This is a two bedroom house, with oe being a walk thru. Move in condition. Bring your offer today!!

8. 2012-11-29
   soldstatus $55,000

   Show marketing remark (318 chars)

   Great starter house at a great price. You definitely can't rent as cheap as buying this house. Very good condition featuring a fenced rear yard with additional parking room. Covered patio is ideal for bar-b-que-s, etc. This is a two bedroom house, with oe being a walk thru. Move in condition. Bring your offer today!!

9. 2012-11-01
   listed $69,900 318-char remark

   Show marketing remark (318 chars)

   Great starter house at a great price. You definitely can't rent as cheap as buying this house. Very good condition featuring a fenced rear yard with additional parking room. Covered patio is ideal for bar-b-que-s, etc. This is a two bedroom house, with oe being a walk thru. Move in condition. Bring your offer today!!

10. 2012-10-31
    historical
11. 2012-09-01
    listed $69,900
12. 2012-08-31
    historical
13. 2012-04-26
    listed $72,500
14. 1986-09-01
    soldstatus $34,400

ⓘ 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: $2,900 · $242/mo
• Projected year-2 tax: $3,108 · $259/mo
• Expected delta: +$208/yr (+$17/mo · 7.2%)

ⓘ 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 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$11,758
• − Property taxes: −$2,900
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$6,106
• Taxable loss: −$5,181
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $-273/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: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Northampton

• Score: 80/100
• State rank: #226
• US rank: #1961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northampton, PA
• County: Northampton County · 236,814 people
• City population: 19,590
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 19,590
• Household income: $93,652
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 326.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 1%
• Common ancestry: Polish 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% 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: ▼ -183.11%
• Current HPI: 222.3606
• Rent YoY: ▲ 1.28%
• 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

+626.7% since first listed

16 events — show timeline

• 2026-06-08 Sold (Public Records) $250,000 Public Records
• 2026-05-28 Sold (MLS) $250,000 GLVRMLS
• 2026-05-06 Pending — GLVRMLS
• 2026-05-03 Listed $209,900 GLVRMLS
• 2025-11-10 Rental Removed $1,595 APPFOLIO
• 2025-10-14 Listed for Rent $1,595 APPFOLIO
• 2025-10-14 Rental Removed $1,595 GLVRMLS
• 2025-09-19 Listed for Rent $1,595 GLVRMLS
• 2012-11-29 Sold (Public Records) $55,000 Public Records
• 2012-11-29 Sold (MLS) $55,000 GLVRMLS
• 2012-11-01 Listed $69,900 GLVRMLS
• 2012-10-31 Listing Removed — GLVRMLS
• 2012-09-01 Listed $69,900 GLVRMLS
• 2012-08-31 Listing Removed — GLVRMLS
• 2012-04-26 Listed $72,500 GLVRMLS
• 1986-09-01 Sold (Public Records) $34,400 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,900 · +5.8% YoY. Source: county tax records.