1121 N 20th St · Allentown, PA 18104

$214,900

3 bd · 1.0 ba · 1,440 sqft · Townhouse public records · 1 Days on market

Built 1925 2,583 sqft lot Est $262k · 18% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nothing to do but move right in to this charming 3 bedroom 2 full bath Twin full of character in the West-End of Allentown. Pride of ownership is evident in this immaculate and well maintained home including a new roof, new furnace, beautiful hardwood floors and new vinyl flooring in the eat-in-kitchen. A multi-layer deck encompasses the entire rear-yard with attached outside speakers and stereo system to entertain in style. The front exterior brick facade and covered porch displays lots of curb appeal and a place to just relax and enjoy the lovely tree-lined street. Adding your finishing touches to the basement with full bath will add additional square footage to create the space that fits your needs. Check out the picture tour by clicking on the virtual tour icon under the picture.

Key facts

• Garage
• Built 1925

Property features AI

Finance

• HOA & community: Curbs; Sidewalks

Exterior

• Parking: Detached garage; Off-street parking; On-street parking; 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Gas water heater
• Home design: 2-story; Brick construction; Built-up roof
• Construction: Brick exterior; Built-up roof
• Exterior features: Deck; Porch; Yard fenced; Fence

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Bedrooms located on multiple levels
• Flooring: Hardwood; Ceramic tile; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating with baseboard, hot water and radiators; Ceiling fan(s); Wall/window air conditioning units
• Interior features: Attic; Dining area and separate/formal dining room; Storage; Window treatments; Drapes; Window screens; Storm door(s)
• Laundry & utility: Washer hookup; Dryer hookup; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $207k (3.7% below list).
• Recommended offer: $207k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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.
• Zoned schools: Muhlenberg El Sch (math 17% / reading 50%, grade F, #1,086 of 1,518 statewide, top 72%, 488 students, 100% FRL); Trexler Ms (math 2% / reading 24%, grade F, #484 of 512 statewide, top 95%, 820 students, 100% FRL); William Allen Hs (math 29% / reading 10%, grade F, #392 of 437 statewide, top 90%, 2,852 students, 87% FRL) — zoned schools average 96% FRL vs 73% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 163 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $137k; list at $215k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $206,907 (3.7% below list)

Questions for the listing agent

1. Built in 1925 — 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 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: 0.96% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1243 19th St	0.20mi	3/1.0	1,497 (+4%)	6mo	$210,000	$140	79
732 N Saint Lucas St	0.49mi	3/1.0	1,479 (+3%)	2mo	$275,000	$186	71
2040 W Allen St	0.64mi	3/1.0	1,445 (+0%)	1mo	$272,500	$189	69
1545 W Tremont St	0.49mi	3/1.0	1,360 (-6%)	3mo	$148,000	$109	66
1802 W Washington St	0.47mi	3/1.5	1,525 (+6%)	6mo	$272,000	$178	61
1549 W Tilghman St	0.69mi	3/2.0	1,467 (+2%)	2mo	$235,000	$160	59
926 N 17th St	0.40mi	3/1.0	1,280 (-11%)	5mo	$237,500	$186	59
744 N 16th	0.61mi	3/1.5	1,344 (-7%)	2mo	$245,000	$182	57
518 Saint George St	0.69mi	3/1.5	1,361 (-6%)	6mo	$230,000	$169	52
614 N 23rd St	0.69mi	4/1.0 (+1)	1,500 (+4%)	6mo	$316,500	$211	51
2023 W Washington St	0.39mi	3/2.0	1,250 (-13%)	6mo	$249,900	$200	50
1717 W Cedar St	0.44mi	2/1.0 (-1)	1,262 (-12%)	6mo	$220,000	$174	49

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 · 4.07% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-26,669
• Equity at exit: $32,042

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,995
• Equity at exit: $18,581

Cash invested: $60,172 (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 18104

• Rents YoY: 4.1%
• Active inventory: 163
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$326 /mo · $3,917/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $92

Break-even live

Break-even rent $1,953

Max offer price $214,900

Occupancy floor 91%

Sensitivity live

Price	-10% $213	-5% $152	+0% $92	+5% $31	+10% $-30
Rent	-10% $-72	-5% $10	+0% $92	+5% $173	+10% $255
Rate	-1.0pp $200	-0.5pp $146	base $92	+0.5pp $36	+1.0pp $-21

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 N 19th St Unit 2 Allentown, PA	2.0	1.0	977	$1,750	$1.79	4d	1	0.08mi
1150 N 19th St Unit 2nd Floor Allentown, PA	2.0	1.0	977	$1,750	$1.79	45d	1	0.08mi
1223 N Albright Ave Allentown, PA	3.0	1.5	1080	$2,200	$2.04	45d	1	0.10mi
1055 N 22nd St Unit 00 1014A Allentown, PA	2.0	2.0	1100	$1,820	$1.65	46d	1	0.27mi
1720 Pennsylvania St Allentown, PA	2.0	2.0	950	$1,895	$1.99	4d	1	0.27mi
1701 Congress St Unit 1701/4 Allentown, PA	2.0	2.0	950	$1,795	$1.89	4d	1	0.29mi
2338 W Pennsylvania St Allentown, PA	2.0	1.0	1000	$2,000	$2.00	45d	1	0.46mi
735b N 22nd St Unit B Allentown, PA	2.0	1.0	909	$1,495	$1.64	25d	1	0.53mi
848 N 16th St Unit 2 Allentown, PA	2.0	1.0	950	$1,750	$1.84	16d	1	0.53mi
848 N 16th St Unit 4 Allentown, PA	2.0	1.0	950	$1,750	$1.84	45d	1	0.53mi
725 N Berks St Allentown, PA	3.0	1.5	1680	$2,450	$1.46	16d	1	0.65mi
1664 Whitehall Ave Allentown, PA	3.0	1.5	1320	$2,400	$1.82	16d	1	0.67mi
522 N 18th St Unit 2 Allentown, PA	2.0	1.0	1000	$1,400	$1.40	45d	1	0.71mi
522 N 18th St Unit 2 Allentown, PA	2.0	1.0	1000	$1,295	$1.29	25d	1	0.71mi
1337 Livingston St #3 Allentown, PA	3.0	1.0	1100	$1,695	$1.54	45d	1	0.73mi
1455 W Tilghman St Allentown, PA	4.0	1.5	1520	$1,850	$1.22	45d	1	0.77mi
2518 W Tilghman St Allentown, PA	3.0	2.0	1388	$1,995	$1.44	4d	1	0.86mi
1208 W Whitehall St Apt 8 Allentown, PA	3.0	1.5	1100	$2,095	$1.90	4d	1	0.93mi
1208 W Whitehall St Allentown, PA	3.0	1.5	1100	$2,095	$1.90	45d	1	0.93mi
1338 W Liberty St Allentown, PA	4.0	1.0	1526	$2,000	$1.31	16d	1	1.03mi
1425 W Gordon St Allentown, PA	3.0	2.0	1200	$2,200	$1.83	45d	1	1.03mi
229 N West St Unit 2 Allentown, PA	3.0	1.0	953	$1,700	$1.78	25d	1	1.06mi
1229 Pericles Pl Whitehall, PA	1.0–3.0	1.0–2.0	1574	$2,750	$1.75	4d	7	1.08mi
1639 W Turner St Unit 1 Allentown, PA	2.0	2.0	1200	$1,500	$1.25	4d	1	1.09mi
1621 W Turner St Allentown, PA	3.0	1.0	1200	$2,195	$1.83	25d	1	1.10mi
1332 W Gordon St Allentown, PA	3.0	2.0	1236	$1,050	$0.85	45d	1	1.11mi
221 N 15th St Unit 2 Allentown, PA	3.0	1.0	1200	$1,775	$1.48	4d	1	1.14mi
1106 Tilghman St Unit 1st floor Allentown, PA	2.0	1.0	1000	$1,250	$1.25	45d	1	1.14mi
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	4d	1	1.16mi
10 N 17th St Unit 2N Allentown, PA	2.0	1.0	900	$1,695	$1.88	4d	1	1.24mi
1988 Presidential Dr Whitehall, PA	1.0–2.0	1.0–2.5	1230	$2,501	$2.03	4d	11	1.25mi
1437 Webster St Allentown, PA	3.0	1.0	1080	$1,475	$1.37	45d	1	1.26mi
2248 Hamilton St Allentown, PA	1.0–2.0	1.0–1.5	887	$1,795	$2.02	4d	1	1.32mi
2302 Hamilton St Allentown, PA	2.0	1.0	1032	$1,500	$1.45	45d	1	1.33mi
915 Tilghman St Apt 4 Allentown, PA	3.0	1.0	1250	$1,750	$1.40	25d	1	1.33mi
823 W Washington St Allentown, PA	4.0	1.0	1400	$1,950	$1.39	16d	1	1.37mi
1210 W Turner St Unit 1 Allentown, PA	2.0	2.0	1200	$2,050	$1.71	25d	1	1.37mi
1210 W Turner St Unit 2 Allentown, PA	2.0	2.0	1500	$2,150	$1.43	25d	1	1.37mi
1210 W Turner St Unit 2 Allentown, PA	2.0	2.0	1500	$1,900	$1.27	4d	1	1.37mi
1210 W Turner St Unit 2 Allentown, PA	2.0	2.0	1500	$2,400	$1.60	45d	1	1.37mi

Listing history 2 events

1. 2026-06-09
   remarks 614-char remark
2. 2026-06-09
   listed $214,900 Pending 1 DOM

ⓘ 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: $3,917 · $326/mo
• Projected year-2 tax: $3,917 · $326/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $24,829
• − Mortgage interest: −$12,038
• − Property taxes: −$3,917
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$6,252
• Taxable loss: −$2,425
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $1,682/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): 48,683
• Household income: $94,601
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1298.0

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 White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Asian 8% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 5% Dominican 5%
• Common ancestry: Romanian 5% Polish 2% Lithuanian 2%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 4% Chinese 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: ▼ -294.71%
• Current HPI: 277.8639
• Rent YoY: ▲ 4.07%
• 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

+451.0% since first listed

10 events — show timeline

• 2026-06-08 Pending — GLVRMLS
• 2026-06-08 Listed $214,900 GLVRMLS
• 2011-07-28 Sold (Public Records) $137,000 Public Records
• 2011-07-27 Sold (MLS) $137,000 GLVRMLS
• 2011-02-21 Listed $144,900 GLVRMLS
• 2002-08-02 Sold (Public Records) $100,100 Public Records
• 2002-07-31 Sold (MLS) $100,100 GLVRMLS
• 2002-06-11 Listed $99,500 GLVRMLS
• 1993-09-01 Sold (Public Records) $82,000 Public Records
• 1980-05-21 Sold (Public Records) $39,000 Public Records

Property tax history

-1.9%/yr

Latest (2026): $3,917 · +0.7% YoY. Source: county tax records.