229 W Fairview St · Bethlehem, PA 18018

$219,900

2 bd · 1.0 ba · 2,152 sqft · SingleFamily public records · 49 Days on market

Built 1920 1,575 sqft lot $102/sqft · 29% below area Est $245k · 10% under

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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 +19.2/30.0
• ARV discount +12.1/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• 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

This conveniently located and spacious four-bedroom house is 2 blocks from main street Bethlehem and 2 blocks to Moravian U. This home features 3 floors of living, first floor you will find a nicely sized living room, Dining room, eat in kitchen, and mudroom with a rear entrance leading to a small yard. On the second floor find a full bath along with 2 large bedrooms, and the third floor has an additional 2 bedrooms. It is equipped with a refrigerator, stove, washer and dryer Gas boiler. The house is being sold with a clear city inspection, it was just freshly painted, ready for you to move right in! Call to schedule your show!

Key facts

• Rear entrance
• Living room
• Eat in kitchen

Tags

• LIVING ROOM
• DINING ROOM
• EAT IN KITCHEN
• MUDROOM
• REAR ENTRANCE
• FULL BATH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $220k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1920 — 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: 1.02% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $244,687
• List price: $219,900
• Delta: -10.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
945 Main St	0.14mi	3/2.5 (+1)	2,176 (+1%)	1mo	$380,000	$175	80
744 Center St	0.54mi	3/2.0 (+1)	2,147 (-0%)	3mo	$267,000	$124	63
80 W North St	0.31mi	3/1.0 (+1)	1,860 (-14%)	6mo	$290,000	$156	52
1453 Main St	0.42mi	3/3.0 (+1)	2,374 (+10%)	8mo	$480,000	$202	43
126 E North St	0.61mi	3/2.0 (+1)	2,028 (-6%)	18mo	$310,000	$153	38
324 Spring St	0.68mi	3/2.0 (+1)	2,036 (-5%)	18mo	$290,000	$142	35
338 Hanover St	0.63mi	3/3.5 (+1)	1,935 (-10%)	23mo	$382,500	$198	20

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-25,284
• Equity at exit: $32,788

10-year hold

• IRR: -5.9%
• Equity multiple: 0.66×
• Total profit: $-21,110
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$289 /mo · $3,464/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $236

Break-even live

Break-even rent $1,941

Max offer price $219,900

Occupancy floor 84%

Sensitivity live

Price	-10% $361	-5% $299	+0% $236	+5% $174	+10% $112
Rent	-10% $59	-5% $148	+0% $236	+5% $325	+10% $413
Rate	-1.0pp $347	-0.5pp $292	base $236	+0.5pp $179	+1.0pp $121

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 W Union Blvd Unit 2 Bethlehem, PA	3.0	1.0	2225	$2,150	$0.97	24d	1	0.33mi
56 W North St Bethlehem, PA	2.0	2.0	1486	$2,400	$1.62	15d	1	0.37mi
129 E Goepp St Bethlehem, PA	3.0	2.0	1648	$2,600	$1.58	3d	1	0.59mi
1214 Maple St Bethlehem, PA	3.0	1.0	1462	$2,000	$1.37	44d	1	0.88mi
239 E Church St Bethlehem, PA	3.0	2.5	1724	$2,950	$1.71	24d	1	0.94mi
417 Linden St Bethlehem, PA	3.0	1.5	1699	$2,450	$1.44	3d	1	0.96mi
822 Elm St Bethlehem, PA	3.0	1.5	1406	$2,195	$1.56	15d	1	0.99mi
11 W 2nd St Bethlehem, PA	2.0	2.0	1620	$2,550	$1.57	24d	4	1.03mi
328 Carver Dr Unit A Bethlehem, PA	2.0	2.0	1466	$2,050	$1.40	44d	1	1.09mi
1411 Greenview Dr Unit 17 Bethlehem, PA	2.0	2.5	1400	$2,500	$1.79	24d	1	1.15mi
517 Seneca St Unit 1 Bethlehem, PA	2.0	1.5	1500	$2,200	$1.47	44d	1	1.29mi
1138 Arcadia St Bethlehem, PA	3.0	1.0	1802	$2,095	$1.16	44d	1	1.35mi

Listing history 24 events

1. 2026-05-08
   status Pending 636-char remark

   Show marketing remark (636 chars)

   This conveniently located and spacious four-bedroom house is 2 blocks from main street Bethlehem and 2 blocks to Moravian U. This home features 3 floors of living, first floor you will find a nicely sized living room, Dining room, eat in kitchen, and mudroom with a rear entrance leading to a small yard. On the second floor find a full bath along with 2 large bedrooms, and the third floor has an additional 2 bedrooms. It is equipped with a refrigerator, stove, washer and dryer Gas boiler. The house is being sold with a clear city inspection, it was just freshly painted, ready for you to move right in! Call to schedule your show!

2. 2026-04-30
   price $219,900 636-char remark

   Show marketing remark (636 chars)

   This conveniently located and spacious four-bedroom house is 2 blocks from main street Bethlehem and 2 blocks to Moravian U. This home features 3 floors of living, first floor you will find a nicely sized living room, Dining room, eat in kitchen, and mudroom with a rear entrance leading to a small yard. On the second floor find a full bath along with 2 large bedrooms, and the third floor has an additional 2 bedrooms. It is equipped with a refrigerator, stove, washer and dryer Gas boiler. The house is being sold with a clear city inspection, it was just freshly painted, ready for you to move right in! Call to schedule your show!

3. 2026-04-22
   price $224,900 636-char remark

   Show marketing remark (636 chars)

   This conveniently located and spacious four-bedroom house is 2 blocks from main street Bethlehem and 2 blocks to Moravian U. This home features 3 floors of living, first floor you will find a nicely sized living room, Dining room, eat in kitchen, and mudroom with a rear entrance leading to a small yard. On the second floor find a full bath along with 2 large bedrooms, and the third floor has an additional 2 bedrooms. It is equipped with a refrigerator, stove, washer and dryer Gas boiler. The house is being sold with a clear city inspection, it was just freshly painted, ready for you to move right in! Call to schedule your show!

4. 2026-03-26
   status Active 636-char remark

   Show marketing remark (636 chars)

   This conveniently located and spacious four-bedroom house is 2 blocks from main street Bethlehem and 2 blocks to Moravian U. This home features 3 floors of living, first floor you will find a nicely sized living room, Dining room, eat in kitchen, and mudroom with a rear entrance leading to a small yard. On the second floor find a full bath along with 2 large bedrooms, and the third floor has an additional 2 bedrooms. It is equipped with a refrigerator, stove, washer and dryer Gas boiler. The house is being sold with a clear city inspection, it was just freshly painted, ready for you to move right in! Call to schedule your show!

5. 2026-02-26
   status Pending 636-char remark

   Show marketing remark (636 chars)

   This conveniently located and spacious four-bedroom house is 2 blocks from main street Bethlehem and 2 blocks to Moravian U. This home features 3 floors of living, first floor you will find a nicely sized living room, Dining room, eat in kitchen, and mudroom with a rear entrance leading to a small yard. On the second floor find a full bath along with 2 large bedrooms, and the third floor has an additional 2 bedrooms. It is equipped with a refrigerator, stove, washer and dryer Gas boiler. The house is being sold with a clear city inspection, it was just freshly painted, ready for you to move right in! Call to schedule your show!

6. 2026-02-19
   listed $239,900 Active 636-char remark

   Show marketing remark (636 chars)

   This conveniently located and spacious four-bedroom house is 2 blocks from main street Bethlehem and 2 blocks to Moravian U. This home features 3 floors of living, first floor you will find a nicely sized living room, Dining room, eat in kitchen, and mudroom with a rear entrance leading to a small yard. On the second floor find a full bath along with 2 large bedrooms, and the third floor has an additional 2 bedrooms. It is equipped with a refrigerator, stove, washer and dryer Gas boiler. The house is being sold with a clear city inspection, it was just freshly painted, ready for you to move right in! Call to schedule your show!

7. 2021-11-09
   historical
8. 2021-10-05
   price $189,900
9. 2021-09-02
   listed $199,900 Active
10. 2017-05-25
    soldstatus $104,966
11. 2017-04-07
    soldstatus $100,000 Sold
12. 2017-02-17
    historical
13. 2017-02-10
    status Pending
14. 2017-01-31
    status Pending
15. 2016-10-24
    price $104,900
16. 2016-10-24
    price $104,900
17. 2016-06-01
    price $108,000
18. 2016-06-01
    price $108,000
19. 2016-04-29
    listed $113,000 Active
20. 2016-04-14
    listed $113,000 Active
21. 2006-02-28
    soldstatus $120,500
22. 2005-11-18
    listed $124,500
23. 1997-01-07
    soldstatus $32,000
24. 1997-01-01
    soldstatus $32,000

ⓘ 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: $3,464 · $289/mo
• Projected year-2 tax: $3,469 · $289/mo
• Expected delta: +$5/yr ($0/mo · 0.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $26,883
• − Mortgage interest: −$12,318
• − Property taxes: −$3,464
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$6,397
• Taxable loss: −$697
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $3,003/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

+587.2% since first listed

24 events — show timeline

• 2026-05-08 Pending — GLVRMLS
• 2026-04-30 Price Changed $219,900 GLVRMLS
• 2026-04-22 Price Changed $224,900 GLVRMLS
• 2026-03-26 Relisted — GLVRMLS
• 2026-02-26 Pending — GLVRMLS
• 2026-02-19 Listed $239,900 GLVRMLS
• 2021-11-09 Listing Removed — GLVRMLS
• 2021-10-05 Price Changed $189,900 GLVRMLS
• 2021-09-02 Listed $199,900 GLVRMLS
• 2017-05-25 Sold (Public Records) $104,966 Public Records
• 2017-04-07 Sold (MLS) $100,000 GLVRMLS
• 2017-02-17 Listing Removed — GLVRMLS
• 2017-02-10 Pending — GLVRMLS
• 2017-01-31 Pending — GLVRMLS
• 2016-10-24 Price Changed $104,900 GLVRMLS
• 2016-10-24 Price Changed $104,900 GLVRMLS
• 2016-06-01 Price Changed $108,000 GLVRMLS
• 2016-06-01 Price Changed $108,000 GLVRMLS
• 2016-04-29 Listed $113,000 GLVRMLS
• 2016-04-14 Listed $113,000 GLVRMLS
• 2006-02-28 Sold (MLS) $120,500 GLVRMLS
• 2005-11-18 Listed $124,500 GLVRMLS
• 1997-01-07 Sold (Public Records) $32,000 Public Records
• 1997-01-01 Sold (Public Records) $32,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,464 · +3.5% YoY. Source: county tax records.