142 N 12th St · Allentown, PA 18102

$364,900

4 bd · 3.0 ba · 2,328 sqft · MultiFamily public records · 17 Days on market

Built 1890 1,834 sqft lot Est $319k · 14% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

GO & SHOW Saturday June 12th 10am-4pm A three unit with a good rental history that's been well taken care of. The property owner was on top of necessary maintenance. There are no pets in any of the units. Located a few blocks from the PPL Center and all downtown has to offer. Walking distance to shopping, restaurants, Lehigh Valley Hospital 17th St. and more. There is an add value as the rents are currently under market value.

Key facts

• Eat in kitchen
• Full basement
• 2 parking spots

Tags

• THREE UNIT INVESTMENT PROPERTY
• EAT IN KITCHEN
• DIRECT ACCESS TO BACKYARD
• FULL BASEMENT
• TWO OFF STREET PARKING SPACES
• STRONG INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $359k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• At $4,385/mo this rent would consume 122% 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 $3k of loan paydown is wiped out by about $11k 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 $102k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $205k; list at $365k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $359,426 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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 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?
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 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: 1.20% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $318,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1326 W Turner St E	0.16mi	5/— (+1)	2,475 (+6%)	6mo	$180,000	$73	72
306 N 14Th St	0.28mi	5/3.0 (+1)	2,284 (-2%)	21mo	$320,000	$140	62
115 S Jefferson St	0.32mi	5/3.0 (+1)	2,412 (+4%)	16mo	$372,000	$154	61
18 S 13Th St	0.25mi	4/2.0	2,404 (+3%)	22mo	$290,000	$121	61
1337 W Chew St	0.24mi	5/3.0 (+1)	2,439 (+5%)	20mo	$285,000	$117	59
102 S 13th St	0.31mi	5/5.0 (+1)	2,392 (+3%)	11mo	$420,000	$176	59
26 N Jefferson St	0.13mi	4/2.0	2,046 (-12%)	14mo	$280,500	$137	58
18 N Madison St	0.22mi	5/— (+1)	2,474 (+6%)	20mo	$360,000	$146	58
503 N 10Th St	0.42mi	5/2.0 (+1)	2,412 (+4%)	20mo	$220,000	$91	49
935 W Tilghman St	0.62mi	4/2.0	2,450 (+5%)	15mo	$290,000	$118	46
317 N 15Th St	0.37mi	4/2.0	1,980 (-15%)	15mo	$290,000	$146	42
1033 W Walnut St	0.31mi	3/2.0 (-1)	2,008 (-14%)	16mo	$259,900	$129	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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.26×
• Total profit: $26,601
• Equity at exit: $54,408

10-year hold

• IRR: 17.8%
• Equity multiple: 2.64×
• Total profit: $167,322
• Equity at exit: $31,550

Cash invested: $102,172 (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: 20.3×

Monthly cashflow live

• Estimated rent: $4,385 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$921
• Net cashflow: $1,171

Break-even live

Break-even rent $2,903

Max offer price $364,900

Occupancy floor 68%

Sensitivity live

Price	-10% $1,378	-5% $1,274	+0% $1,171	+5% $1,068	+10% $965
Rent	-10% $825	-5% $998	+0% $1,171	+5% $1,344	+10% $1,518
Rate	-1.0pp $1,355	-0.5pp $1,264	base $1,171	+0.5pp $1,077	+1.0pp $980

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,996
1× unit	1	1	$1,389
Total (3 units)			$4,385

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Chew St Allentown, PA	5.0	2.5	2811	$2,850	$1.01	45d	1	0.20mi
1341 Chew St Allentown, PA	5.0	1.5	2139	$2,500	$1.17	22d	1	0.25mi
36 S Jefferson St Allentown, PA	5.0	1.5	2128	$2,500	$1.17	15d	1	0.27mi
948 W Maple St Allentown, PA	4.0	1.0	1932	$2,300	$1.19	45d	1	0.35mi
41 S Franklin St Allentown, PA	5.0	2.0	1897	$2,500	$1.32	15d	1	0.39mi
138 S 14th St Allentown, PA	5.0	1.0	2300	$2,300	$1.00	15d	1	0.44mi
1538 Chew St Allentown, PA	5.0	1.0	1874	$2,800	$1.49	20d	1	0.44mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	3d	1	0.45mi
216 S 14th St Allentown, PA	4.0	1.5	1640	$2,300	$1.40	3d	1	0.47mi
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	3d	1	0.48mi
631 W Allen St Allentown, PA	5.0	1.5	1695	$2,100	$1.24	45d	1	0.74mi
528 N 6th St Allentown, PA	3.0	1.0	1934	$1,800	$0.93	45d	1	0.76mi
622 Park St Allentown, PA	5.0	1.5	1638	$2,300	$1.40	3d	1	0.76mi
738 W Cedar St Allentown, PA	5.0	1.5	1900	$2,500	$1.32	45d	1	0.85mi
389 W Turner St Allentown, PA	4.0	1.5	2144	$2,400	$1.12	3d	1	0.97mi
644 Lehigh St Allentown, PA	3.0	1.0	1714	$2,250	$1.31	45d	1	1.01mi
213 Chew St Allentown, PA	5.0	1.0	1725	$2,100	$1.22	45d	1	1.21mi
406 N 2nd St Allentown, PA	3.0	2.0	2400	$1,700	$0.71	45d	1	1.24mi
1304 N 4th St Allentown, PA	5.0	2.0	1891	$2,900	$1.53	45d	1	1.30mi
111 Ridge Ave Allentown, PA	4.0	1.0	1658	$1,650	$1.00	45d	1	1.35mi
2303 W Allen St Allentown, PA	3.0	2.0	2178	$2,800	$1.29	45d	1	1.37mi
177 W Tilghman St Allentown, PA	3.0	1.5	1800	$1,650	$0.92	3d	1	1.38mi
164 W Tilghman St Allentown, PA	5.0	2.0	1801	$2,250	$1.25	24d	1	1.41mi
725 N Berks St Allentown, PA	3.0	1.5	1680	$2,450	$1.46	15d	1	1.45mi
1229 Pericles Pl Whitehall, PA	1.0–3.0	1.0–2.0	1574	$2,750	$1.75	3d	7	1.49mi

Listing history 13 events

1. 2026-04-03
   status Pending
2. 2026-03-17
   listed $364,900 Active
3. 2024-01-31
   historical $895
4. 2024-01-28
   listed $895
5. 2024-01-09
   historical $1,025
6. 2024-01-04
   listed $1,025
7. 2021-07-16
   soldstatus $205,000 Sold 441-char remark

   Show marketing remark (484 chars)

   Showings Saturday June 12th 10am-4pm. A three unit with a good rental history that's been well taken care of. The property owner was on top of necessary maintenance. There are no pets in any of the units. Located a few blocks from the PPL Center and all downtown has to offer. Walking distance to shopping, restaurants, Lehigh Valley Hospital 17th St. and more. There is an add value as the rents are currently under market value. Look up financials on Investment listing MLS # 669037

8. 2021-07-16
   soldstatus $205,000 Sold 484-char remark

   Show marketing remark (484 chars)

   Showings Saturday June 12th 10am-4pm. A three unit with a good rental history that's been well taken care of. The property owner was on top of necessary maintenance. There are no pets in any of the units. Located a few blocks from the PPL Center and all downtown has to offer. Walking distance to shopping, restaurants, Lehigh Valley Hospital 17th St. and more. There is an add value as the rents are currently under market value. Look up financials on Investment listing MLS # 669037

9. 2021-06-10
   status Pending 441-char remark

   Show marketing remark (484 chars)

   Showings Saturday June 12th 10am-4pm. A three unit with a good rental history that's been well taken care of. The property owner was on top of necessary maintenance. There are no pets in any of the units. Located a few blocks from the PPL Center and all downtown has to offer. Walking distance to shopping, restaurants, Lehigh Valley Hospital 17th St. and more. There is an add value as the rents are currently under market value. Look up financials on Investment listing MLS # 669037

10. 2021-06-10
    status Pending 484-char remark

    Show marketing remark (484 chars)

    Showings Saturday June 12th 10am-4pm. A three unit with a good rental history that's been well taken care of. The property owner was on top of necessary maintenance. There are no pets in any of the units. Located a few blocks from the PPL Center and all downtown has to offer. Walking distance to shopping, restaurants, Lehigh Valley Hospital 17th St. and more. There is an add value as the rents are currently under market value. Look up financials on Investment listing MLS # 669037

11. 2021-06-03
    listed $225,000 Active 441-char remark

    Show marketing remark (484 chars)

    Showings Saturday June 12th 10am-4pm. A three unit with a good rental history that's been well taken care of. The property owner was on top of necessary maintenance. There are no pets in any of the units. Located a few blocks from the PPL Center and all downtown has to offer. Walking distance to shopping, restaurants, Lehigh Valley Hospital 17th St. and more. There is an add value as the rents are currently under market value. Look up financials on Investment listing MLS # 669037

12. 2021-06-03
    listed $225,000 Active 484-char remark

    Show marketing remark (484 chars)

    Showings Saturday June 12th 10am-4pm. A three unit with a good rental history that's been well taken care of. The property owner was on top of necessary maintenance. There are no pets in any of the units. Located a few blocks from the PPL Center and all downtown has to offer. Walking distance to shopping, restaurants, Lehigh Valley Hospital 17th St. and more. There is an add value as the rents are currently under market value. Look up financials on Investment listing MLS # 669037

13. 1976-09-23
    soldstatus $16,500

ⓘ 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: $2,728 · $227/mo
• Projected year-2 tax: $4,247 · $354/mo
• Expected delta: +$1,519/yr (+$127/mo · 55.7%)

ⓘ 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 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: $52,620
• − Mortgage interest: −$20,440
• − Property taxes: −$2,728
• − Insurance: −$1,824
• − Repairs & maintenance: −$4,210
• − Management: −$4,210
• − Depreciation: −$10,615
• Taxable income: $8,593
• Est. tax owed @ 24.0%: −$2,062
• After-tax cash flow: $11,992/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

+2111.5% since first listed

13 events — show timeline

• 2026-04-03 Pending — GLVRMLS
• 2026-03-17 Listed $364,900 GLVRMLS
• 2024-01-31 Rental Removed $895 APPFOLIO
• 2024-01-28 Listed for Rent $895 APPFOLIO
• 2024-01-09 Rental Removed $1,025 GLVRMLS
• 2024-01-04 Listed for Rent $1,025 GLVRMLS
• 2021-07-16 Sold (MLS) $205,000 GLVRMLS
• 2021-07-16 Sold (MLS) $205,000 GLVRMLS
• 2021-06-10 Pending — GLVRMLS
• 2021-06-10 Pending — GLVRMLS
• 2021-06-03 Listed $225,000 GLVRMLS
• 2021-06-03 Listed $225,000 GLVRMLS
• 1976-09-23 Sold (Public Records) $16,500 Public Records

Property tax history

-2.0%/yr

Latest (2026): $2,728 · +0.7% YoY. Source: county tax records.