1047 Monroe St · Freemansburg, PA 18017

$299,900

3 bd · 2.5 ba · 2,072 sqft · SingleFamily public records · 8 Days on market

Built 1980 0.26 ac lot $145/sqft · 13% below area Est $346k · 13% 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 +13.5/15.0
• Cash flow +10.1/30.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Highest and Best due Friday 5/15 @ 5pm! Located at the end of a quiet cul-de-sac in Freemansburg Borough, this bi-level single-family home offers great potential for an owner-occupant or investor ready to bring it back to life. The home features some new electrical wiring, a new hot water heater, and a roof in good shape, giving you a strong start on renovations. The upper level includes a primary bedroom with its own full bath, two additional bedrooms, a living room, and kitchen, while the lower level offers a family room, half bath, and fourth bedroom. Outside, enjoy a quiet flat yard and rear deck in need of repair, offering the opportunity to create a great outdoor space. Conveniently l

Key facts

• Quiet cul-de-sac
• New hot water heater
• Roof in good shape

Tags

• QUIET CUL-DE-SAC
• NEW ELECTRICAL WIRING
• NEW HOT WATER HEATER
• ROOF IN GOOD SHAPE
• FLAT YARD

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick, stucco, and vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built with brick, stucco, and vinyl siding; Asphalt/fiberglass roof
• Exterior features: Balcony; Lot approximately 0.26 acres

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Dining area; Separate formal dining room; Basement (other)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (16.8% below list).
• Recommended offer: $249k (16.8% below list) — sets the bar for 1% rule.

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, 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: Freemansburg El Sch (math 12% / reading 32%, grade F, #1,221 of 1,518 statewide, top 81%, 347 students, 78% FRL); Northeast Ms (math 12% / reading 47%, grade F, #385 of 512 statewide, top 76%, 725 students, 75% FRL); Liberty Hs (math 36% / reading 10%, grade F, #382 of 437 statewide, top 87%, 2,640 students, 50% FRL) — zoned schools average 67% FRL vs 43% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 40% district-wide (-15 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 (+2.6%/yr); 155 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 33% of the median local income ($91k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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

• 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 $249,392 (16.8% 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. 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. 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: 0.83% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $346,020
• List price: $299,900
• Delta: -13.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1047 Monroe St	0.00mi	4/2.5 (+1)	2,072 (0%)	1mo	$300,000	$145	94
1019 Lincoln St	0.05mi	3/1.5	2,002 (-3%)	1mo	$425,000	$212	87
850 Lincoln St	0.26mi	3/1.5	2,142 (+3%)	2mo	$325,000	$152	76
1231 Fairmount St	0.60mi	3/1.0	2,016 (-3%)	10mo	$300,000	$149	53
821 Karoly St	0.32mi	3/2.0	2,374 (+15%)	17mo	$340,000	$143	44
943 Crawford St	0.71mi	4/2.0 (+1)	1,791 (-14%)	3mo	$345,000	$193	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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-60,560
• Equity at exit: $44,716

10-year hold

• IRR: -15.1%
• Equity multiple: 0.16×
• Total profit: $-70,697
• Equity at exit: $25,930

Cash invested: $83,972 (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: 155
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,494 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$446 /mo · $5,351/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-173

Break-even live

Break-even rent $2,713

Max offer price $269,265

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-89	+0% $-173	+5% $-258	+10% $-343
Rent	-10% $-370	-5% $-272	+0% $-173	+5% $-75	+10% $24
Rate	-1.0pp $-22	-0.5pp $-97	base $-173	+0.5pp $-251	+1.0pp $-330

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1138 Arcadia St Bethlehem, PA	3.0	1.0	1802	$2,095	$1.16	45d	1	0.56mi
305 S Oak St Unit 305 Freemansburg, PA	3.0	4.0	2088	$2,750	$1.32	16d	1	0.61mi
1416 Livingston St Bethlehem, PA	1.0–4.0	1.0–2.0	1002	$2,147	$2.14	4d	20	0.62mi
440 New St Freemansburg, PA	3.0	1.5	1744	$2,400	$1.38	4d	1	0.69mi
822 Elm St Bethlehem, PA	3.0	1.5	1406	$2,195	$1.56	16d	1	0.87mi
802 Elm St Bethlehem, PA	4.0	1.5	1520	$2,800	$1.84	23d	1	0.87mi
1214 Maple St Bethlehem, PA	3.0	1.0	1462	$2,000	$1.37	45d	1	1.01mi
316 E Union Blvd Bethlehem, PA	4.0	2.0	1460	$2,145	$1.47	45d	1	1.05mi
409 E Washington Ave Bethlehem, PA	4.0	1.5	1650	$2,645	$1.60	4d	1	1.15mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	4d	1	1.19mi
1122 E 4th St Bethlehem, PA	4.0	1.0	1706	$1,800	$1.06	16d	1	1.22mi
1471 2nd St Bethlehem, PA	4.0	1.5	1800	$3,145	$1.75	4d	1	1.22mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	25d	1	1.25mi
314 State St Bethlehem, PA	4.0	2.0	1654	$2,650	$1.60	16d	1	1.26mi
1236 E 7th St Bethlehem, PA	3.0	2.5	1424	$2,350	$1.65	4d	1	1.26mi
129 E Goepp St Bethlehem, PA	3.0	2.0	1648	$2,600	$1.58	4d	1	1.26mi
2229 Rodgers St Bethlehem, PA	2.0	2.0	1415	$2,300	$1.63	25d	1	1.30mi
328 Carver Dr Unit A Bethlehem, PA	2.0	2.0	1466	$2,050	$1.40	45d	1	1.31mi
1057 Decatur St Bethlehem, PA	3.0	2.5	1773	$2,650	$1.49	46d	1	1.36mi
2955 Middletown Rd Bethlehem, PA	3.0	2.0	1639	$2,100	$1.28	16d	1	1.47mi
42 E Wall St Bethlehem, PA	4.0	1.0	1474	$2,550	$1.73	25d	1	1.48mi

Listing history 8 events

1. 2026-05-17
   status Pending 820-char remark
2. 2026-05-09
   listed $299,900 Active 820-char remark
3. 2015-06-30
   soldstatus $198,500
4. 2015-04-13
   historical
5. 2015-04-13
   historical
6. 2015-03-13
   listed $199,777 Active
7. 2015-03-13
   listed $199,777
8. 1986-12-01
   soldstatus $85,000

ⓘ 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: $5,351 · $446/mo
• Projected year-2 tax: $5,351 · $446/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 16% 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: $29,927
• − Mortgage interest: −$16,799
• − Property taxes: −$5,351
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − Depreciation: −$8,724
• Taxable loss: −$7,236
• Est. tax savings @ 24.0%: +$1,737
• After-tax cash flow: $-344/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

+252.9% since first listed

9 events — show timeline

• 2026-05-29 Sold (MLS) $300,000 GLVRMLS
• 2026-05-17 Pending — GLVRMLS
• 2026-05-09 Listed $299,900 GLVRMLS
• 2015-06-30 Sold (Public Records) $198,500 Public Records
• 2015-04-13 Listing Removed — BRIGHT MLS
• 2015-04-13 Listing Removed — GLVRMLS
• 2015-03-13 Listed $199,777 GLVRMLS
• 2015-03-13 Listed $199,777 BRIGHT MLS
• 1986-12-01 Sold (Public Records) $85,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $5,351 · +5.2% YoY. Source: county tax records.