165 W Turner St · Allentown, PA 18102

$169,000

5 bd · 1.0 ba · 1,846 sqft · SingleFamily public records · 108 Days on market

Built 1880 1,651 sqft lot $92/sqft · 8% below area Est $183k · 8% 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 +27.4/30.0
• ARV discount +10.9/15.0
• DSCR +9.6/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

Key facts

• Built 1880
• Listed 108 days

Tags

• CONVENIENT DOWNTOWN LOCATION
• ACCESS TO MAJOR ROUTES
• SHOPPING AND AMENITIES

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.3% in Allentown — 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 81/100 on livability (#171 in PA, #1,440 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, employment D.
• Allentown City SD (urban): math 10% / reading 20% proficiency, ranked #513 of 539 in PA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 167 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• At $2,048/mo this rent would consume 57% of the median local household income ($43k/yr) (locally 4313% 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 $1k of loan paydown is wiped out by about $5k 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 + 5.5% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $61k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $169k implies a 465% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (median comp): $182,900
• List price: $169,000
• Delta: -7.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 E Walnut St	0.61mi	4/1.5 (-1)	2,081 (+13%)	6mo	$320,000	$154	38
334 E Walnut St E	0.75mi	4/2.0 (-1)	1,621 (-12%)	1mo	$232,500	$143	35
168 E E Union St	0.63mi	6/2.0 (+1)	1,674 (-9%)	18mo	$245,000	$146	31

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.20×
• Total profit: $9,293
• Equity at exit: $25,198

10-year hold

• IRR: 16.5%
• Equity multiple: 2.50×
• Total profit: $71,200
• Equity at exit: $14,612

Cash invested: $47,320 (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 18102

• Rents YoY: 5.5%
• Active inventory: 167
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$886
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $494

Break-even live

Break-even rent $1,423

Max offer price $169,000

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,600	$1.15	2d	1	0.02mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,700	$1.22	23d	1	0.02mi
111 Ridge Ave Allentown, PA	4.0	1.0	1658	$1,650	$1.00	44d	1	0.11mi
213 Chew St Allentown, PA	5.0	1.0	1725	$2,100	$1.22	44d	1	0.14mi
389 W Turner St Allentown, PA	4.0	1.5	2144	$2,400	$1.12	2d	1	0.33mi
630 N Front St Allentown, PA	4.0	1.0	1912	$1,900	$0.99	23d	1	0.46mi
164 W Tilghman St Allentown, PA	5.0	2.0	1801	$2,250	$1.25	23d	1	0.46mi
432 N Law St Allentown, PA	4.0	1.0	1328	$1,500	$1.13	14d	1	0.63mi
450 Hanover Ave Allentown, PA	5.0	1.0	1692	$2,200	$1.30	23d	1	0.69mi
535 Tilghman St Unit 2ND Allentown, PA	4.0	2.0	1500	$1,750	$1.17	2d	1	0.77mi
631 W Allen St Allentown, PA	5.0	1.5	1695	$2,100	$1.24	44d	1	0.81mi
622 Park St Allentown, PA	5.0	1.5	1638	$2,300	$1.40	2d	1	0.81mi
1111 Fullerton Ave Allentown, PA	5.0	1.5	1670	$2,200	$1.32	44d	1	0.92mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	2d	1	0.92mi
1304 N 4th St Allentown, PA	5.0	2.0	1891	$2,900	$1.53	44d	1	0.96mi
913 N 6th St Allentown, PA	4.0	1.0	1476	$1,698	$1.15	14d	1	0.96mi
738 W Cedar St Allentown, PA	5.0	1.5	1900	$2,500	$1.32	44d	1	1.03mi
823 W Washington St Allentown, PA	4.0	1.0	1400	$1,950	$1.39	14d	1	1.08mi
948 W Maple St Allentown, PA	4.0	1.0	1932	$2,300	$1.19	44d	1	1.09mi
856 N 8th St Allentown, PA	5.0	1.5	1499	$1,975	$1.32	19d	1	1.10mi
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	2d	1	1.28mi
144 S 12th St Allentown, PA	4.0	2.0	1242	$2,000	$1.61	2d	1	1.37mi
36 S Jefferson St Allentown, PA	5.0	1.5	2128	$2,500	$1.17	14d	1	1.40mi

Listing history 12 events

1. 2026-05-12
   status Pending 392-char remark

   Show marketing remark (392 chars)

   5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

2. 2026-04-23
   price $169,000 392-char remark

   Show marketing remark (392 chars)

   5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

3. 2026-04-15
   price $172,500 392-char remark

   Show marketing remark (392 chars)

   5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

4. 2026-04-13
   status Active 392-char remark

   Show marketing remark (392 chars)

   5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

5. 2026-04-13
   price $174,000 392-char remark

   Show marketing remark (392 chars)

   5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

6. 2026-03-25
   status Pending 392-char remark

   Show marketing remark (392 chars)

   5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

7. 2026-03-20
   price $179,000 392-char remark

   Show marketing remark (392 chars)

   5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

8. 2026-03-13
   price $184,900 392-char remark

   Show marketing remark (392 chars)

   5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

9. 2026-02-23
   price $189,900 392-char remark

   Show marketing remark (392 chars)

   5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

10. 2026-01-29
    price $199,900 392-char remark

    Show marketing remark (392 chars)

    5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

11. 2026-01-05
    listed $229,900 Active 392-char remark

    Show marketing remark (392 chars)

    5 bedroom home with a solid opportunity for renovation and value-add. This property requires repairs and is being sold as-is, making it ideal for investors, contractors, or rehab buyers looking to restore and reposition. Convenient downtown location with access to major routes, shopping, and amenities. Come take a look at this property today, make it a great addition to a rental portfolio!

12. 1987-03-31
    soldstatus $29,900

ⓘ 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: $2,013 · $168/mo
• Projected year-2 tax: $2,342 · $195/mo
• Expected delta: +$328/yr (+$27/mo · 16.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% 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 15% 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: $24,578
• − Mortgage interest: −$9,467
• − Property taxes: −$2,013
• − Insurance: −$845
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$4,916
• Taxable income: $3,404
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $5,106/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: Allentown City SD
• NCES district ID: 4202280
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 20% ▼ -15.00%
• Median HH income: $36,337
• Composite: 12.43/100
• National rank: #9630
• State rank: #513 of 539 in PA

Livability — Allentown

• Score: 81/100
• State rank: #171
• US rank: #1440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allentown, PA
• County: Lehigh County · 333,019 people
• City population: 172,996
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 51,001
• Household income: $43,085
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 4313.0

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 Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 28% White 18% Black 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 38% Dominican 22%
• Common ancestry: Polish 1% Romanian 1% Hispanic 1%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 45% English-only · Spanish 52% Arabic 2%

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: ▼ -227.01%
• Current HPI: 404.834
• Rent YoY: ▲ 5.48%
• 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

+465.2% since first listed

12 events — show timeline

• 2026-05-12 Pending — GLVRMLS
• 2026-04-23 Price Changed $169,000 GLVRMLS
• 2026-04-15 Price Changed $172,500 GLVRMLS
• 2026-04-13 Relisted — GLVRMLS
• 2026-04-13 Price Changed $174,000 GLVRMLS
• 2026-03-25 Pending — GLVRMLS
• 2026-03-20 Price Changed $179,000 GLVRMLS
• 2026-03-13 Price Changed $184,900 GLVRMLS
• 2026-02-23 Price Changed $189,900 GLVRMLS
• 2026-01-29 Price Changed $199,900 GLVRMLS
• 2026-01-05 Listed $229,900 GLVRMLS
• 1987-03-31 Sold (Public Records) $29,900 Public Records

Property tax history

-2.0%/yr

Latest (2026): $2,013 · +0.7% YoY. Source: county tax records.