956 W Maple St · Allentown, PA 18101

$165,000

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 270 Days on market

Built 1885 562 sqft lot $163/sqft · 11% above area Est $148k · 11% 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• Appreciation +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.2/10.0

Listing remarks MLS

Here is your chance to own a great investment property in Allentown. Tenants pay $1,100 a month and pay all utilities. Property is in good condition and has a fenced in yard. Great property to add to your portfolio or great investment to start with if you don't have investments yet. Schedule your showing today and dont miss out on this great opportunity!

Key facts

• Investment property
• Fenced in yard
• Good condition

Tags

• FENCED IN YARD
• INVESTMENT PROPERTY
• GOOD CONDITION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% 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 (+3.4%/yr); 7 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,934/mo this rent would consume 52% of the median local household income ($45k/yr) (locally 660% 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 (-1.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 (-1.9% appreciation + 3.4% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $111k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1885 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — 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: 1.17% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.48%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $148,137
• List price: $165,000
• Delta: 11.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 S 11th St S	0.53mi	3/1.0	1,064 (+5%)	7mo	$335,900	$316	61
642 lehigh	0.66mi	3/1.0	1,100 (+9%)	19mo	$190,000	$173	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.94% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.26×
• Total profit: $11,984
• Equity at exit: $32,525

10-year hold

• IRR: 14.1%
• Equity multiple: 2.28×
• Total profit: $59,293
• Equity at exit: $28,254

Cash invested: $46,200 (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 18101

• Home prices YoY: -0.6%
• Rents YoY: 3.4%
• Active inventory: 7
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$865
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $480

Break-even live

Break-even rent $1,326

Max offer price $165,000

Occupancy floor 70%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 W Hamilton St Allentown, PA	2.0	1.0–2.0	862	$2,350	$2.73	2d	15	0.03mi
1010 W Hamilton St Allentown, PA	1.0–2.0	1.0–2.0	943	$2,022	$2.14	2d	6	0.08mi
25 N 10th St Allentown, PA	2.0	1.0	717	$1,475	$2.06	43d	1	0.11mi
1046 Walnut St Unit 1 Allentown, PA	2.0	1.0	972	$1,500	$1.54	23d	1	0.15mi
835 Hamilton St Unit 424 Allentown, PA	2.0	2.0	1411	$2,625	$1.86	14d	1	0.16mi
835 Hamilton St Unit 409 Allentown, PA	2.0	2.0	1052	$2,374	$2.26	19d	1	0.16mi
835 Hamilton St Unit 608 Allentown, PA	2.0	2.0	1411	$2,725	$1.93	14d	1	0.16mi
835 Hamilton St Unit 509 Allentown, PA	2.0	2.0	1052	$2,399	$2.28	19d	1	0.16mi
1036 Linden St #2 Allentown, PA	2.0	1.0	1200	$1,600	$1.33	2d	1	0.17mi
818 Walnut St Apt 5 Allentown, PA	2.0	1.0	936	$1,450	$1.55	19d	1	0.18mi
45 N 11th St Unit 3 Allentown, PA	2.0	1.0	900	$1,250	$1.39	2d	1	0.19mi
1039 E St Unit Linden St unit Apt Allentown, PA	2.0	1.0	1200	$1,500	$1.25	23d	1	0.20mi
829 Linden St Apt 1 Rear Allentown, PA	2.0	2.0	1200	$1,495	$1.25	23d	1	0.22mi
827 Linden St Unit 829-1 Allentown, PA	2.0	2.0	1200	$1,495	$1.25	21d	1	0.23mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	23d	1	0.24mi
144 S 12th St Allentown, PA	4.0	2.0	1242	$2,000	$1.61	2d	1	0.29mi
1145 Linden St Apt 2 Allentown, PA	3.0	1.0	971	$1,525	$1.57	23d	1	0.29mi
229 Peach St Allentown, PA	3.0	2.0	882	$1,800	$2.04	14d	1	0.34mi
209 N Eighth St Apt 2 Allentown, PA	3.0	1.0	1430	$1,550	$1.08	43d	1	0.36mi
27 N 7th St Allentown, PA	2.0	1.0–2.0	840	$2,222	$2.64	2d	11	0.36mi
107 N 7th St Allentown, PA	2.0	1.0–2.0	855	$2,972	$3.47	2d	23	0.37mi
1210 W Turner St Unit 2 Allentown, PA	2.0	2.0	1500	$2,150	$1.43	23d	1	0.37mi
1210 W Turner St Unit 1 Allentown, PA	2.0	2.0	1200	$2,050	$1.71	23d	1	0.37mi
1210 W Turner St Unit 2 Allentown, PA	2.0	2.0	1500	$2,400	$1.60	43d	1	0.37mi
1210 W Turner St Unit 1 Allentown, PA	2.0	2.0	1200	$2,300	$1.92	43d	1	0.37mi
1210 W Turner St Unit 2 Allentown, PA	2.0	2.0	1500	$1,900	$1.27	2d	1	0.37mi
1210 W Turner St Unit 1 Allentown, PA	2.0	2.0	1200	$1,800	$1.50	2d	1	0.37mi
35 N 13th St Unit 2 Allentown, PA	2.0	1.0	1000	$1,350	$1.35	43d	1	0.37mi
144 N 7th St Allentown, PA	2.0	1.0	850	$1,595	$1.88	23d	1	0.38mi
26 N 6th St Allentown, PA	1.0–2.0	1.0–2.0	953	$2,224	$2.33	2d	9	0.43mi
944 W Gordon St Allentown, PA	3.0	1.5	1146	$1,750	$1.53	23d	1	0.45mi
45 N 6th St Allentown, PA	2.0	1.0–2.0	1002	$3,616	$3.61	2d	13	0.45mi
621 W Turner St Apt 14 Allentown, PA	3.0	1.0	800	$1,395	$1.74	23d	1	0.46mi
626 Oak St Allentown, PA	3.0	1.0	1396	$1,900	$1.36	43d	1	0.48mi
218 N 6th St Apt 3 Allentown, PA	3.0	1.0	750	$1,600	$2.13	23d	1	0.51mi
622 W Chew St Unit 2 Allentown, PA	3.0	1.0	1161	$1,600	$1.38	19d	1	0.51mi
347 N 7th St Apt 3 Allentown, PA	3.0	1.0	1200	$1,500	$1.25	43d	1	0.56mi
1437 Webster St Allentown, PA	3.0	1.0	1080	$1,475	$1.37	43d	1	0.59mi
440 N Hall St Unit 2 Allentown, PA	2.0	1.0	989	$1,400	$1.42	43d	1	0.60mi
511 N Lumber St Allentown, PA	4.0	1.0	756	$2,200	$2.91	14d	1	0.61mi

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 270 DOM
2. 2026-06-17
   days on market $165,000 Active 269 DOM
3. 2026-06-16
   days on market $165,000 Active 268 DOM
4. 2026-06-15
   days on market $165,000 Active 267 DOM
5. 2026-06-14
   days on market $165,000 Active 265 DOM
6. 2026-06-10
   days on market $165,000 Active 262 DOM
7. 2026-06-09
   days on market $165,000 Active 261 DOM
8. 2026-06-08
   days on market $165,000 Active 260 DOM
9. 2026-06-07
   days on market $165,000 Active 259 DOM
10. 2026-06-03
    days on market $165,000 Active 255 DOM
11. 2026-06-02
    days on market $165,000 Active 254 DOM
12. 2026-06-01
    days on market $165,000 Active 253 DOM
13. 2026-05-31
    days on market $165,000 Active 252 DOM
14. 2026-05-31
    days on market $165,000 Active 251 DOM
15. 2025-10-29
    price $165,000 356-char remark

    Show marketing remark (356 chars)

    Here is your chance to own a great investment property in Allentown. Tenants pay $1,100 a month and pay all utilities. Property is in good condition and has a fenced in yard. Great property to add to your portfolio or great investment to start with if you don't have investments yet. Schedule your showing today and dont miss out on this great opportunity!

16. 2025-09-21
    listed $170,000 Active 356-char remark

    Show marketing remark (356 chars)

    Here is your chance to own a great investment property in Allentown. Tenants pay $1,100 a month and pay all utilities. Property is in good condition and has a fenced in yard. Great property to add to your portfolio or great investment to start with if you don't have investments yet. Schedule your showing today and dont miss out on this great opportunity!

17. 2017-12-05
    soldstatus $111,176
18. 2013-01-30
    historical
19. 2012-07-30
    listed $39,900
20. 2004-03-01
    soldstatus $39,500
21. 1989-11-13
    soldstatus $25,000
22. 1987-05-29
    soldstatus $31,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$623/yr (+$52/mo · 45.8%)

ⓘ 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 16% 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: $23,208
• − Mortgage interest: −$9,243
• − Property taxes: −$1,361
• − Insurance: −$825
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$4,800
• Taxable income: $3,266
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $4,981/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): 6,120
• Household income: $44,773
• Rent vs Own: 91.7% rent · 8.3% own
• Severe rent burden: 660.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% Black 27% Two or more races 23% White 22% Asian 3%
• Hispanic origin (detail): Puerto Rican 25% Dominican 13%
• Common ancestry: Romanian 3% Polish 1% Dutch 1%
• Foreign-born: 13% · Canada, South Korea
• Languages at home: 61% English-only · Spanish 35% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -1.94%
• Current HPI: 326.4766
• Rent YoY: ▲ 3.36%
• 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

+432.3% since first listed

8 events — show timeline

• 2025-10-29 Price Changed $165,000 GLVRMLS
• 2025-09-21 Listed $170,000 GLVRMLS
• 2017-12-05 Sold (Public Records) $111,176 Public Records
• 2013-01-30 Listing Removed — GLVRMLS
• 2012-07-30 Listed $39,900 GLVRMLS
• 2004-03-01 Sold (Public Records) $39,500 Public Records
• 1989-11-13 Sold (Public Records) $25,000 Public Records
• 1987-05-29 Sold (Public Records) $31,000 Public Records

Property tax history

-2.1%/yr

Latest (2026): $1,361 · +0.7% YoY. Source: county tax records.