919 Mechanic St · Bethlehem, PA 18015

$179,500

2 bd · 1.5 ba · 1,536 sqft · Other public records · 36 Days on market

Built 1900 1,152 sqft lot

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Rent growth +4.3/5.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

919 Mechanic Street | Bethlehem, PA Affordable, move-in ready end-of-row home in the heart of South Bethlehem! This freshly updated property offers a spacious main level with new flooring throughout, neutral modern paint, and great natural light. The open living and dining layout provides versatility for everyday living and entertaining. The eat-in kitchen features updated white cabinetry, newer countertops, and newer flooring—offering a clean and functional space with room for a dining set. Upstairs, you’ll find well-sized bedrooms and a second full bath complete with tile-surround tub/shower. As an end unit, this home offers added privacy and side-street entry. The exterior br

Key facts

• End-of-row home
• Newer countertops
• Spacious main level

Tags

• END-OF-ROW HOME
• SPACIOUS MAIN LEVEL
• OPEN LIVING AND DINING LAYOUT
• EAT-IN KITCHEN
• UPDATED WHITE CABINETRY
• NEWER COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 rising fast (+7.2%/yr); 156 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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 $100k; list at $180k implies a 80% gain — meaningful room to come down on a strong offer.

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 $174,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.18% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.18% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.25×
• Total profit: $12,327
• Equity at exit: $26,764

10-year hold

• IRR: 18.8%
• Equity multiple: 2.86×
• Total profit: $93,565
• Equity at exit: $15,520

Cash invested: $50,260 (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: 156
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$941
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $505

Break-even live

Break-even rent $1,477

Max offer price $179,500

Occupancy floor 71%

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 E 3rd St Bethlehem, PA	1.0–2.0	1.0–2.0	974	$3,008	$3.09	3d	8	0.27mi
1201 E 4th St Unit 4 Bethlehem, PA	3.0	1.5	1100	$1,800	$1.64	44d	1	0.29mi
1236 E 7th St Bethlehem, PA	3.0	2.5	1424	$2,350	$1.65	3d	1	0.42mi
1275 E 4th St Unit 202 Bethlehem, PA	2.0	2.0	1225	$1,950	$1.59	23d	1	0.46mi
311 E 3rd St Bethlehem, PA	2.0	2.0	1189	$2,330	$1.96	3d	3	0.50mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	3d	1	0.64mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	23d	1	0.65mi
11 W 2nd St Bethlehem, PA	2.0	2.0	1620	$2,550	$1.57	23d	4	0.78mi
650 E North St Bethlehem, PA	2.0	1.0–2.0	935	$2,350	$2.51	14d	7	0.82mi
30 E Market St Apt 1 Bethlehem, PA	2.0	1.0	1200	$1,950	$1.62	44d	1	0.92mi
822 Elm St Bethlehem, PA	3.0	1.5	1406	$2,195	$1.56	14d	1	1.00mi
537 Goepp Cir Unit B Bethlehem, PA	3.0	1.5	1225	$1,895	$1.55	44d	1	1.06mi
521 Hess St Bethlehem, PA	3.0	1.0	1120	$1,500	$1.34	21d	1	1.06mi
406 W 9th St Bethlehem, PA	3.0	1.0	1152	$2,100	$1.82	21d	1	1.12mi
122 E Goepp St Unit 1 Bethlehem, PA	3.0	1.0	1137	$1,895	$1.67	3d	1	1.14mi
129 E Goepp St Bethlehem, PA	3.0	2.0	1648	$2,600	$1.58	3d	1	1.16mi
69 E Goepp St Bethlehem, PA	3.0	1.0	1100	$2,150	$1.95	3d	1	1.19mi
541 Jischke St Bethlehem, PA	3.0	1.0	1090	$1,800	$1.65	23d	1	1.20mi
326 E Frankford St Bethlehem, PA	2.0	2.0	1250	$2,300	$1.84	23d	1	1.20mi
326 E Frankford St Bethlehem, PA	2.0	2.0	1250	$2,300	$1.84	44d	1	1.20mi
56 W North St Bethlehem, PA	2.0	2.0	1486	$2,400	$1.62	14d	1	1.20mi
517 Seneca St Unit 1 Bethlehem, PA	2.0	1.5	1500	$2,200	$1.47	44d	1	1.27mi
708 Cherokee St Bethlehem, PA	3.0	1.5	1200	$2,500	$2.08	44d	1	1.28mi
47 W Goepp St Bethlehem, PA	3.0	1.5	1184	$1,995	$1.68	3d	1	1.31mi
1138 Arcadia St Bethlehem, PA	3.0	1.0	1802	$2,095	$1.16	44d	1	1.32mi
1214 Maple St Bethlehem, PA	3.0	1.0	1462	$2,000	$1.37	44d	1	1.33mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	23d	1	1.43mi
830 Media St Bethlehem, PA	3.0	1.0	1128	$2,100	$1.86	44d	1	1.43mi
754 E Washington Ave Bethlehem, PA	3.0	2.0	1200	$1,900	$1.58	44d	1	1.43mi
14 Finady Ave Bethlehem, PA	3.0	1.5	1500	$1,600	$1.07	21d	1	1.45mi
1240 Pembroke Rd #1 Bethlehem, PA	3.0	1.0	1249	$1,795	$1.44	44d	1	1.46mi
1240 Pembroke Rd #2 Bethlehem, PA	2.0	1.0	1300	$1,495	$1.15	44d	1	1.46mi
1136 N New St Bethlehem, PA	3.0	1.0	1296	$2,300	$1.77	3d	1	1.47mi

Listing history 43 events

1. 2026-06-19
   status $179,500 Pending 36 DOM
2. 2026-06-18
   days on market $179,500 Active 36 DOM
3. 2026-06-17
   days on market $179,500 Active 35 DOM
4. 2026-06-16
   days on market $179,500 Active 34 DOM
5. 2026-06-15
   days on market $179,500 Active 33 DOM
6. 2026-06-14
   days on market $179,500 Active 31 DOM
7. 2026-06-10
   days on market $179,500 Active 28 DOM
8. 2026-06-09
   days on market $179,500 Active 27 DOM
9. 2026-06-08
   statusdays on market $179,500 Active 26 DOM
10. 2026-04-24
    status Pending
11. 2026-04-15
    price $179,500
12. 2026-03-23
    listed $185,000 Active
13. 2026-02-13
    historical
14. 2026-01-19
    price $189,500
15. 2025-12-19
    listed $195,000 Active
16. 2025-10-25
    historical $1,495
17. 2025-10-23
    listed $1,495
18. 2025-10-22
    historical $1,495
19. 2025-10-14
    listed $1,495
20. 2025-10-14
    historical $1,495
21. 2025-09-21
    listed $1,495
22. 2021-06-14
    historical
23. 2021-05-21
    soldstatus $100,000
24. 2021-05-13
    soldstatus $100,000 Sold
25. 2021-05-01
    listed $105,000 Active
26. 2021-04-05
    status Pending
27. 2021-03-23
    price $105,000
28. 2021-02-25
    status Active
29. 2021-02-15
    status Pending
30. 2021-01-25
    price $109,000
31. 2020-11-10
    price $119,000
32. 2020-10-21
    listed $129,000 Active
33. 2008-05-15
    soldstatus $125,000
34. 2008-04-21
    soldstatus $65,000
35. 2008-04-16
    soldstatus $65,000
36. 2008-04-16
    soldstatus $65,000
37. 2008-03-24
    listed $67,900
38. 2008-03-24
    listed $67,900
39. 2008-03-20
    historical
40. 2008-03-20
    historical
41. 2007-12-19
    listed $67,900
42. 2007-12-19
    listed $67,900
43. 1992-05-01
    soldstatus $20,000

ⓘ 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: $1,807 · $151/mo
• Projected year-2 tax: $2,321 · $193/mo
• Expected delta: +$515/yr (+$43/mo · 28.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $25,390
• − Mortgage interest: −$10,055
• − Property taxes: −$1,807
• − Insurance: −$898
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$5,222
• Taxable income: $3,347
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $5,255/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

+797.5% since first listed

34 events — show timeline

• 2026-04-24 Pending — GLVRMLS
• 2026-04-15 Price Changed $179,500 GLVRMLS
• 2026-03-23 Listed $185,000 GLVRMLS
• 2026-02-13 Listing Removed — GLVRMLS
• 2026-01-19 Price Changed $189,500 GLVRMLS
• 2025-12-19 Listed $195,000 GLVRMLS
• 2025-10-25 Rental Removed $1,495 APPFOLIO
• 2025-10-23 Listed for Rent $1,495 APPFOLIO
• 2025-10-22 Rental Removed $1,495 GLVRMLS
• 2025-10-14 Listed for Rent $1,495 GLVRMLS
• 2025-10-14 Rental Removed $1,495 GLVRMLS
• 2025-09-21 Listed for Rent $1,495 GLVRMLS
• 2021-06-14 Listing Removed — GLVRMLS
• 2021-05-21 Sold (Public Records) $100,000 Public Records
• 2021-05-13 Sold (MLS) $100,000 GLVRMLS
• 2021-05-01 Listed $105,000 GLVRMLS
• 2021-04-05 Pending — GLVRMLS
• 2021-03-23 Price Changed $105,000 GLVRMLS
• 2021-02-25 Relisted — GLVRMLS
• 2021-02-15 Pending — GLVRMLS
• 2021-01-25 Price Changed $109,000 GLVRMLS
• 2020-11-10 Price Changed $119,000 GLVRMLS
• 2020-10-21 Listed $129,000 GLVRMLS
• 2008-05-15 Sold (Public Records) $125,000 Public Records
• 2008-04-21 Sold (Public Records) $65,000 Public Records
• 2008-04-16 Sold (MLS) $65,000 GLVRMLS
• 2008-04-16 Sold (MLS) $65,000 GLVRMLS
• 2008-03-24 Listed $67,900 GLVRMLS
• 2008-03-24 Listed $67,900 GLVRMLS
• 2008-03-20 Listing Removed — GLVRMLS
• 2008-03-20 Listing Removed — GLVRMLS
• 2007-12-19 Listed $67,900 GLVRMLS
• 2007-12-19 Listed $67,900 GLVRMLS
• 1992-05-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,807 · +3.5% YoY. Source: county tax records.