125 Bridge St · Catasauqua, PA 18032

$465,000

12 bd · 14.0 ba · — sqft · MultiFamily · 82 Days on market

Built 1903 3,354 sqft lot Est $381k · 22% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Excellent investment opportunity in the heart of Catasauqua! This 4-unit property includes one commercial space with one commercial unit and three residential apartments offering steady rental income. The commercial unit and 1 residential unit are vacant offering a blank canvas for your imagination. A detached two level garage provides additional storage which is currently rented for $200 per month. Conveniently located near major routes, shopping, and local amenities, this mixed-use property combines strong income potential with long-term value. Perfect for investors or owner-occupants looking to generate passive income in a growing area.

Key facts

• Commercial space
• Steady rental income
• Detached garage

Tags

• INVESTMENT OPPORTUNITY
• COMMERCIAL SPACE
• RESIDENTIAL APARTMENTS
• DETACHED GARAGE
• STEADY RENTAL INCOME
• STRONG INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/3.5-bath units multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $740/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $465k).
• Recommended offer: $437k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.9% in Catasauqua — 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 75/100 on livability (#443 in PA, #4,039 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Catasauqua Area SD (suburban): math 23% / reading 41% proficiency, ranked #431 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; solid renter incomes; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• At $7,815/mo this rent would consume 116% of the median local household income ($81k/yr) (locally 221% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Lehigh County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $130k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($437k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $195k; list at $465k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $437,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.28%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $381,460
• List price: $465,000
• Delta: 21.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 1.87×
• Total profit: $113,314
• Equity at exit: $69,333

10-year hold

• IRR: 29.4%
• Equity multiple: 3.63×
• Total profit: $341,933
• Equity at exit: $40,205

Cash invested: $130,200 (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 18032

• Home prices YoY: -34.7%
• Active inventory: 49
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $7,815 high
• Mortgage (P&I): −$2,439
• Tax est. 1.5%: −$581 /mo · $6,975/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,641
• Net cashflow: $2,960

Break-even live

Break-even rent $4,068

Max offer price $465,000

Occupancy floor 57%

Sensitivity live

Price	-10% $3,282	-5% $3,121	+0% $2,960	+5% $2,800	+10% $2,639
Rent	-10% $2,343	-5% $2,652	+0% $2,960	+5% $3,269	+10% $3,578
Rate	-1.0pp $3,195	-0.5pp $3,079	base $2,960	+0.5pp $2,840	+1.0pp $2,717

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	3.5	$7,816
Total (4 units)			$7,815

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-17
   price $465,000 647-char remark

   Show marketing remark (647 chars)

   Excellent investment opportunity in the heart of Catasauqua! This 4-unit property includes one commercial space with one commercial unit and three residential apartments offering steady rental income. The commercial unit and 1 residential unit are vacant offering a blank canvas for your imagination. A detached two level garage provides additional storage which is currently rented for $200 per month. Conveniently located near major routes, shopping, and local amenities, this mixed-use property combines strong income potential with long-term value. Perfect for investors or owner-occupants looking to generate passive income in a growing area.

2. 2026-04-08
   price $470,000 647-char remark

   Show marketing remark (647 chars)

   Excellent investment opportunity in the heart of Catasauqua! This 4-unit property includes one commercial space with one commercial unit and three residential apartments offering steady rental income. The commercial unit and 1 residential unit are vacant offering a blank canvas for your imagination. A detached two level garage provides additional storage which is currently rented for $200 per month. Conveniently located near major routes, shopping, and local amenities, this mixed-use property combines strong income potential with long-term value. Perfect for investors or owner-occupants looking to generate passive income in a growing area.

3. 2026-03-06
   listed $475,000 Active 647-char remark

   Show marketing remark (647 chars)

   Excellent investment opportunity in the heart of Catasauqua! This 4-unit property includes one commercial space with one commercial unit and three residential apartments offering steady rental income. The commercial unit and 1 residential unit are vacant offering a blank canvas for your imagination. A detached two level garage provides additional storage which is currently rented for $200 per month. Conveniently located near major routes, shopping, and local amenities, this mixed-use property combines strong income potential with long-term value. Perfect for investors or owner-occupants looking to generate passive income in a growing area.

4. 2026-01-15
   historical
5. 2025-12-30
   price $485,000
6. 2025-11-09
   price $490,000
7. 2025-10-28
   price $495,000
8. 2025-10-15
   listed $500,000 Active
9. 2018-06-18
   soldstatus $195,000 Sold
10. 2018-05-19
    status Pending
11. 2018-04-15
    listed $230,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $93,780
• − Mortgage interest: −$26,047
• − Property taxes: −$6,975
• − Insurance: −$2,325
• − Repairs & maintenance: −$7,502
• − Management: −$7,502
• − Depreciation: −$13,527
• Taxable income: $29,901
• Est. tax owed @ 24.0%: −$7,176
• After-tax cash flow: $28,348/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: Catasauqua Area SD
• NCES district ID: 4205160
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 41% ▼ -21.00%
• Median HH income: $53,073
• Composite: 28.09/100
• National rank: #6832
• State rank: #431 of 539 in PA

Livability — Catasauqua

• Score: 75/100
• State rank: #443
• US rank: #4039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catasauqua, PA
• County: Lehigh County · 333,019 people
• City population: 9,555
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 9,555
• Household income: $81,098
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 221.0

Population outlook (Lehigh County) Hauer SSP2

• Today (2025): 392,957 people
• By 2030: 408,319 · +3.9%
• By 2040: 440,007 · +12.0%
• By 2050: 475,940 · +21.1%
• By 2075: 590,448 · +50.3%
• By 2100: 690,314 · +75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Danish 4% Polish 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Lehigh

• 2024 margin: Toss-up / Even · D 50.7% · R 48.0% · Other 1.2%
• 2008→2024 swing: -12.9pp toward R · 2008: 15.6pp · 2024: 2.7pp
• All cycles: 2024: D+2.7 2020: D+7.6 2016: D+4.4 2012: D+7.5 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.00%
• Current HPI: 299.4376
• Rent YoY: —
• 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

+102.2% since first listed

11 events — show timeline

• 2026-04-17 Price Changed $465,000 GLVRMLS
• 2026-04-08 Price Changed $470,000 GLVRMLS
• 2026-03-06 Listed $475,000 GLVRMLS
• 2026-01-15 Listing Removed — GLVRMLS
• 2025-12-30 Price Changed $485,000 GLVRMLS
• 2025-11-09 Price Changed $490,000 GLVRMLS
• 2025-10-28 Price Changed $495,000 GLVRMLS
• 2025-10-15 Listed $500,000 GLVRMLS
• 2018-06-18 Sold (MLS) $195,000 GLVRMLS
• 2018-05-19 Pending — GLVRMLS
• 2018-04-15 Listed $230,000 GLVRMLS