834 Hawthorne Rd · Bethlehem, PA 18018

$159,900

3 bd · 1.0 ba · 1,340 sqft · Townhouse public records · 4 Days on market

Built 1916 1,620 sqft lot Est $245k · 35% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic colonial twin nestled in a quiet Bethlehem community on a lovely tree lined street. Playground located across the street. Wonderful fenced backyard. Enjoy the covered front porch this summer. Hardwood floors, newer kitchen with lots of cabinets, finished third floor for master bedroom, and full basement that could be finished. Replacement windows. Don't wait on this one.

Key facts

• Tree lined street
• Built 1916
• Listed 4 days

Tags

• CLASSIC BRICK SEMI DETACHED
• TREE LINED STREET
• PLAYGROUND LOCATED ACROSS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service with 100 amps and circuit breakers
• Home design: 2-story property; Slate roof
• Construction: Brick construction; Slate roof
• Exterior features: Front porch; Brick exterior

Interior

• Kitchen: Electric oven
• Bedrooms: Three bedrooms on the second level (sizes approx. 10 x 9, 11 x 8, 11 x 9); Den on the third level (approx. 26 x 13)
• Bathrooms: One full bathroom (second level, approx. 7 x 6)
• Heating & cooling: Forced air heating (electric and gas); Ceiling fan(s); Wall/window air conditioning units
• Interior features: Eat-in kitchen; Full exterior-entry basement
• Laundry & utility: First-level laundry room (approx. 7 x 5); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.7% 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.
• Market conditions: Rents flat; 103 active listings in the ZIP; 40 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).
• This rent runs 35% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $127k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $159,900

Questions for the listing agent

1. Built in 1916 — 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. 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: 1.39% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $245,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
822 Elm St	0.09mi	3/1.5	1,406 (+5%)	3mo	$250,000	$178	83
529 E Laurel St	0.22mi	3/1.5	1,440 (+8%)	0mo	$275,000	$191	75
726 Pembroke Rd	0.18mi	3/1.0	1,478 (+10%)	1mo	$270,000	$183	73
1005 Wood St	0.13mi	2/3.0 (-1)	1,440 (+8%)	2mo	$300,000	$208	67
622 E Locust St	0.25mi	3/1.0	1,176 (-12%)	2mo	$200,000	$170	66
315 E North St	0.30mi	3/1.0	1,536 (+15%)	2mo	$205,000	$133	60
1168 Minsi Trail St	0.37mi	3/1.0	1,194 (-11%)	6mo	$255,000	$214	60
1136 N New St	0.74mi	3/1.0	1,296 (-3%)	4mo	$232,500	$179	56
754 E Washington Ave	0.45mi	3/2.0	1,200 (-10%)	3mo	$250,000	$208	55
123 E Garrison St	0.51mi	2/1.0 (-1)	1,156 (-14%)	1mo	$204,000	$176	47
1507 High St	0.71mi	3/2.5	1,440 (+8%)	4mo	$325,000	$226	45
828 Center St	0.54mi	4/1.0 (+1)	1,539 (+15%)	6mo	$274,900	$179	40

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $7,223
• Equity at exit: $23,842

10-year hold

• IRR: 11.6%
• Equity multiple: 1.82×
• Total profit: $36,691
• Equity at exit: $13,825

Cash invested: $44,772 (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 18018

• Rents YoY: 0.8%
• Active inventory: 103
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$839
• Tax from tax record: −$261 /mo · $3,127/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $593

Break-even live

Break-even rent $1,476

Max offer price $159,900

Occupancy floor 68%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 Goepp Cir Unit B Bethlehem, PA	3.0	1.5	1225	$1,895	$1.55	43d	1	0.05mi
822 Elm St Bethlehem, PA	3.0	1.5	1406	$2,195	$1.56	14d	1	0.09mi
802 Elm St Bethlehem, PA	4.0	1.5	1520	$2,800	$1.84	21d	1	0.11mi
650 E North St Bethlehem, PA	2.0	1.0–2.0	935	$2,350	$2.51	14d	7	0.25mi
316 E Union Blvd Bethlehem, PA	4.0	2.0	1460	$2,145	$1.47	43d	1	0.27mi
326 E Frankford St Bethlehem, PA	2.0	2.0	1250	$2,300	$1.84	23d	1	0.28mi
326 E Frankford St Bethlehem, PA	2.0	2.0	1250	$2,300	$1.84	43d	1	0.28mi
746 Linden St Unit 2 Bethlehem, PA	3.0	1.0	1008	$1,975	$1.96	43d	1	0.29mi
1214 Maple St Bethlehem, PA	3.0	1.0	1462	$2,000	$1.37	43d	1	0.34mi
229 E Union Blvd Unit 1st Floor Bethlehem, PA	2.0	1.0	1000	$1,675	$1.68	2d	1	0.37mi
229 E Union Blvd Unit 2nd Floor Bethlehem, PA	2.0	1.0	982	$1,595	$1.62	2d	1	0.37mi
1138 Arcadia St Bethlehem, PA	3.0	1.0	1802	$2,095	$1.16	43d	1	0.39mi
754 E Washington Ave Bethlehem, PA	3.0	2.0	1200	$1,900	$1.58	43d	1	0.44mi
129 E Goepp St Bethlehem, PA	3.0	2.0	1648	$2,600	$1.58	2d	1	0.47mi
122 E Goepp St Unit 1 Bethlehem, PA	3.0	1.0	1137	$1,895	$1.67	2d	1	0.49mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	23d	1	0.50mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	43d	1	0.50mi
69 E Goepp St Bethlehem, PA	3.0	1.0	1100	$2,150	$1.95	2d	1	0.56mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	2d	1	0.56mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	23d	1	0.61mi
55 E Elizabeth Ave Unit 1 Bethlehem, PA	2.0	2.0	1184	$2,250	$1.90	44d	1	0.68mi
409 E Washington Ave Bethlehem, PA	4.0	1.5	1650	$2,645	$1.60	2d	1	0.70mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,395	$1.74	2d	1	0.73mi
1320 Chelsea Ave Bethlehem, PA	3.0	2.0	1373	$2,349	$1.71	14d	1	0.73mi
1136 N New St Bethlehem, PA	3.0	1.0	1296	$2,300	$1.77	2d	1	0.73mi
30 E Market St Apt 1 Bethlehem, PA	2.0	1.0	1200	$1,950	$1.62	43d	1	0.75mi
42 E Wall St Bethlehem, PA	4.0	1.0	1474	$2,550	$1.73	23d	1	0.77mi
47 W Goepp St Bethlehem, PA	3.0	1.5	1184	$1,995	$1.68	2d	1	0.79mi
1240 Pembroke Rd #2 Bethlehem, PA	2.0	1.0	1300	$1,495	$1.15	43d	1	0.80mi
1240 Pembroke Rd #1 Bethlehem, PA	3.0	1.0	1249	$1,795	$1.44	43d	1	0.80mi
50 W Garrison St Unit 1 Bethlehem, PA	2.0	1.0	900	$1,395	$1.55	2d	1	0.81mi
56 W North St Bethlehem, PA	2.0	2.0	1486	$2,400	$1.62	14d	1	0.83mi
68 W Union Blvd Bethlehem, PA	4.0	1.5	1804	$2,295	$1.27	14d	1	0.84mi
34 E Washington Ave Bethlehem, PA	2.0	1.0	1100	$2,000	$1.82	23d	1	0.87mi
328 Carver Dr Unit A Bethlehem, PA	2.0	2.0	1466	$2,050	$1.40	43d	1	0.87mi
1532 N New St Unit B Bethlehem, PA	2.0	1.5	1100	$1,845	$1.68	2d	1	0.89mi
124 W Union Blvd Unit 214 Bethlehem, PA	2.0	2.0	1000	$2,120	$2.12	23d	1	0.94mi
314 State St Bethlehem, PA	4.0	2.0	1654	$2,650	$1.60	14d	1	1.00mi
610 E 3rd St Bethlehem, PA	1.0–2.0	1.0–2.0	974	$3,008	$3.09	2d	8	1.01mi
1209 Mechanic St Bethlehem, PA	3.0	1.0	1003	$2,000	$1.99	21d	1	1.02mi

Listing history 4 events

1. 2026-06-15
   status $159,900 Pending 4 DOM
2. 2026-06-15
   days on market $159,900 Active 4 DOM
3. 2026-06-14
   remarks 382-char remark
4. 2026-06-14
   listed $159,900 Active 2 DOM

ⓘ 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: $3,127 · $261/mo
• Projected year-2 tax: $3,127 · $261/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 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $26,717
• − Mortgage interest: −$8,957
• − Property taxes: −$3,127
• − Insurance: −$800
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$4,652
• Taxable income: $4,908
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $5,940/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: Lehigh County · 333,019 people
• City population: 129,661
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 32,965
• Household income: $75,417
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1361.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 10% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Dominican 3%
• Common ancestry: Romanian 4% Italian 2% Polish 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 15% 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: ▼ -211.46%
• Current HPI: 301.1699
• Rent YoY: ▲ 0.85%
• 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

+201.7% since first listed

8 events — show timeline

• 2026-06-11 Listed $159,900 GLVRMLS
• 2006-07-14 Sold (MLS) $127,000 GLVRMLS
• 2006-07-13 Sold (Public Records) $127,000 Public Records
• 2006-06-11 Listed $125,000 GLVRMLS
• 2002-03-31 Listing Removed — GLVRMLS
• 2001-09-19 Listed $85,000 GLVRMLS
• 1993-04-01 Sold (Public Records) $72,000 Public Records
• 1987-08-01 Sold (Public Records) $53,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,127 · +3.5% YoY. Source: county tax records.