250 E Hamilton St · Allentown, PA 18109

$199,900

1 bd · None ba · 1,580 sqft · Townhouse · 26 Days on market

Built 1850 Fair condition 3,024 sqft lot Est $256k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Potential multi-unit, mixed-use property. Being sold as-is.

Key facts

• Built 1850
• Listed 26 days

Property features AI

Finance

• Financial info: Two-unit property; First-floor unit rent listed at $1,500 (actual); Second-floor unit rent listed at $925 (actual); Operating expenses: $8,580; Maintenance expense: $600; Insurance expense: $1,200; Water/sewer expense: $1,000; Electric expense: $500; Professional management expense: $100; Other expenses: $100

Exterior

• Utilities: Public water; Public sewer
• Home design: Vinyl siding; 2 stories
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 3,024 sq ft; Zoned B-3 (business/commercial zoning)

Interior

• Bedrooms: Second-floor: 1 bedroom; First-floor: (unit details indicate separate living unit)
• Heating & cooling: Baseboard heating (electric); Wall/window cooling units
• Interior features: Two-story layout

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath townhouse listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $55 ($661/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (9.0% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Allentown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+6.6%/yr); 58 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• This rent runs 38% of the median local income ($58k/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 $6k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,842 (9.0% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1850 — 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 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?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $255,960
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 N Grant St	0.56mi	2/1.0 (+1)	1,360 (-14%)	4mo	$153,000	$113	42
816 Gordon St	0.63mi	2/2.0 (+1)	1,475 (-7%)	23mo	$239,000	$162	35

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 · 6.57% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-22,091
• Equity at exit: $29,806

10-year hold

• IRR: 3.3%
• Equity multiple: 1.27×
• Total profit: $15,274
• Equity at exit: $17,284

Cash invested: $55,972 (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 18109

• Home prices YoY: -21.9%
• Rents YoY: 6.6%
• Active inventory: 58
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $55

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $193	-5% $124	+0% $55	+5% $-14	+10% $-83
Rent	-10% $-89	-5% $-17	+0% $55	+5% $127	+10% $199
Rate	-1.0pp $156	-0.5pp $106	base $55	+0.5pp $3	+1.0pp $-49

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 N 3rd St Allentown, PA	2.0	2.0	1145	$2,128	$1.86	3d	4	0.70mi
1012 Constitution Dr Allentown, PA	2.0	1.0	1400	$1,495	$1.07	24d	1	1.07mi
425 Liberty St #2 Allentown, PA	1.0	1.0	1792	$1,200	$0.67	44d	1	1.12mi
45 N 6th St Allentown, PA	2.0	1.0–2.0	1002	$2,558	$2.55	3d	13	1.14mi
451 W Liberty St Allentown, PA	2.0	1.0	1126	$1,395	$1.24	44d	1	1.16mi
26 N 6th St Allentown, PA	1.0–2.0	1.0–2.0	953	$1,761	$1.85	3d	9	1.17mi
27 N 7th St Allentown, PA	2.0	1.0–2.0	840	$1,876	$2.23	3d	11	1.25mi
408 Washington St Unit 2W Allentown, PA	2.0	1.0	1200	$1,395	$1.16	3d	1	1.26mi
107 N 7th St Allentown, PA	2.0	1.0–2.0	855	$2,126	$2.48	3d	23	1.26mi
146 W Susquehanna St Allentown, PA	2.0	1.5	1200	$1,995	$1.66	15d	1	1.26mi
906 N 4th St Unit 2 Allentown, PA	2.0	1.0	1077	$1,300	$1.21	24d	1	1.35mi
827 Linden St Unit 829-1 Allentown, PA	2.0	2.0	1200	$1,495	$1.25	22d	1	1.43mi
829 Linden St Apt 1 Rear Allentown, PA	2.0	2.0	1200	$1,495	$1.25	24d	1	1.43mi
835 Hamilton St Unit 509 Allentown, PA	2.0	2.0	1052	$2,399	$2.28	20d	1	1.44mi
835 Hamilton St Unit 424 Allentown, PA	2.0	2.0	1411	$2,625	$1.86	15d	1	1.44mi
835 Hamilton St Unit 608 Allentown, PA	2.0	2.0	1411	$2,725	$1.93	15d	1	1.44mi
835 Hamilton St Unit 409 Allentown, PA	2.0	2.0	1052	$2,374	$2.26	20d	1	1.44mi
520 W Cumberland St Allentown, PA	1.0–2.0	1.0–2.0	929	$1,793	$1.93	3d	13	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $199,900 Active 26 DOM
2. 2026-06-17
   days on market $199,900 Active 25 DOM
3. 2026-06-16
   days on market $199,900 Active 24 DOM
4. 2026-06-15
   days on market $199,900 Active 23 DOM
5. 2026-06-14
   pricedays on market $199,900 Active 21 DOM
6. 2026-06-10
   days on market $219,900 Active 18 DOM
7. 2026-06-09
   days on market $219,900 Active 17 DOM
8. 2026-06-08
   days on market $219,900 Active 16 DOM
9. 2026-06-07
   days on market $219,900 Active 15 DOM
10. 2026-06-03
    days on market $219,900 Active 11 DOM
11. 2026-06-02
    days on market $219,900 Active 10 DOM
12. 2026-06-01
    days on market $219,900 Active 9 DOM
13. 2026-05-31
    days on market $219,900 Active 8 DOM
14. 2026-05-31
    days on market $219,900 Active 7 DOM
15. 2026-05-18
    listed $219,900 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: $21,821
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$5,815
• Taxable loss: −$2,681
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $1,305/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance, particularly to the exterior siding and interior walls. Upgrading the kitchen cabinets and cleaning the HVAC system can significantly increase its value.

Repairs flagged

• Moderate Kitchen cabinets — Signs of wear and tear.
• Minor Bathroom tiles — Some discoloration and grime visible.
• Moderate Exterior siding — Weathered and discolored, needs repainting.
• Minor Interior walls — Paint chipped in some areas, needs touch-up paint.

Value-add opportunities

• Both Paint exterior siding and trim — Fresh paint can significantly improve curb appeal and property value.
• Both Replace worn-out kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetics.
• Both Clean and maintain HVAC system — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more tenants or buyers.
• Both Replace worn-out bathroom tiles — Fresh tiles can improve the bathroom's appearance and functionality, attracting more tenants or buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Signs of wear and tear.	Moderate	$3,000–15,000
Bathroom tiles · Some discoloration and grime visible.	Minor	$500–3,000
Exterior siding · Weathered and discolored, needs repainting.	Moderate	$3,000–15,000
Interior walls · Paint chipped in some areas, needs touch-up paint.	Minor	$500–3,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Both Paint exterior siding and trim — Fresh paint can significantly improve curb appeal and property value. ↑
• Both Replace worn-out kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetics. ↑
• Both Clean and maintain HVAC system — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more tenants or buyers. ↑
• Both Replace worn-out bathroom tiles — Fresh tiles can improve the bathroom's appearance and functionality, attracting more tenants or buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 18,446
• Household income: $58,031
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 898.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 55% White 33% Two or more races 15% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 27% Cuban 1% Dominican 18%
• Common ancestry: Hispanic 2% Romanian 1% Polish 1%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 53% English-only · Spanish 37% Arabic 6% French/Haitian/Cajun 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: ▼ -96.00%
• Current HPI: 342.9027
• Rent YoY: ▲ 6.57%
• 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

1 event — show timeline

• 2026-05-18 Listed $219,900 GLVRMLS