627 W Union St · Allentown, PA 18101

$239,999

6 bd · 1.0 ba · 1,440 sqft · Townhouse public records · 9 Days on market

Built 1900 1,040 sqft lot Est $212k · 13% over

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Why this score? — see what drove the D+ 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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• Appreciation +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to this beautifully updated townhouse in the heart of Downtown Allentown, offering a perfect blend of character, modern updates, and convenient city living. Step inside to find a spacious dining area ideal for entertaining, along with a charming eat-in kitchen featuring exposed brick accents, granite countertops, stainless steel appliances, and ample cabinet space. Recessed lighting and newer flooring throughout the home create a warm, contemporary feel. The generously sized bedrooms provide comfortable living space, while numerous mechanical updates offer peace of mind, including updated plumbing, updated windows, a newer boiler system, a new roof installed in 2022, and a split-unit cooling system added in 2023. Enjoy your morning coffee or unwind in the cozy enclosed rear patio, providing a private outdoor retreat. The partially finished basement offers endless possibilities for additional living space, a home office, gym, hobby room, or recreation area, and features its own exterior entrance for added convenience Conveniently located near Downtown Allentown’s restaurants, entertainment, shopping, and major transportation routes, this move-in-ready home is an excellent opportunity for homeowners and investors alike. Schedule your showing today!

Key facts

• Updated townhouse
• Eat-in kitchen
• Granite countertops

Tags

• UPDATED TOWNHOUSE
• SPACIOUS DINING AREA
• EAT-IN KITCHEN
• EXPOSED BRICK ACCENTS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric for cooling
• Home design: Interior townhouse / rowhouse; Fee simple ownership; Excellent condition; Built according to assessor records
• Construction: Brick veneer and stone exterior; Built-up roof; Other foundation
• Exterior features: Lot dimensions approximately 13 x 80; No tidal water

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas oven/range; Refrigerator; Upgraded countertops; Eat-in kitchen
• Bedrooms: Two bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard hot water heating; Ductless / mini-split cooling (electric)
• Interior features: Tub with shower; Ceiling fans; Dining area; Eat-in kitchen; Recessed lighting; Upgraded countertops; Partially finished basement
• Laundry & utility: Washer; Electric dryer; Hot water heated by natural gas

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/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 $238k (0.7% below list).
• Recommended offer: $238k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 (+3.4%/yr); 7 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,382/mo this rent would consume 64% 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 $2k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 10y 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 $92k; list at $240k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $238,204 (0.7% below list)

Questions for the listing agent

1. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 N 3rd St	0.67mi	5/1.5 (-1)	1,478 (+3%)	5mo	$185,000	$125	53
418 N Jordan St	0.74mi	5/1.5 (-1)	1,414 (-2%)	4mo	$209,900	$148	52
914 S 6th St	0.57mi	5/1.0 (-1)	1,499 (+4%)	16mo	$221,000	$147	48
139 S Jefferson St	0.66mi	5/1.5 (-1)	1,570 (+9%)	8mo	$239,900	$153	41
1015 S 7th St #1	0.65mi	5/1.5 (-1)	1,626 (+13%)	5mo	$250,000	$154	37
1104 7th St	0.70mi	5/1.5 (-1)	1,634 (+14%)	4mo	$230,000	$141	34
135 S Jefferson	0.66mi	5/1.0 (-1)	1,570 (+9%)	22mo	$188,000	$120	31

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: -1.6%
• Equity multiple: 0.93×
• Total profit: $-4,463
• Equity at exit: $47,309

10-year hold

• IRR: 6.6%
• Equity multiple: 1.57×
• Total profit: $38,522
• Equity at exit: $41,096

Cash invested: $67,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $358

Break-even live

Break-even rent $1,929

Max offer price $239,999

Occupancy floor 80%

Sensitivity live

Price	-10% $493	-5% $426	+0% $358	+5% $290	+10% $222
Rent	-10% $169	-5% $263	+0% $358	+5% $452	+10% $546
Rate	-1.0pp $478	-0.5pp $419	base $358	+0.5pp $295	+1.0pp $232

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Chew St Allentown, PA	5.0	1.0	1725	$2,100	$1.22	44d	1	0.78mi
631 W Allen St Allentown, PA	5.0	1.5	1695	$2,100	$1.24	44d	1	0.79mi
622 Park St Allentown, PA	5.0	1.5	1638	$2,300	$1.40	3d	1	0.83mi
1348 W Liberty St Allentown, PA	5.0	1.0	1561	$1,900	$1.22	24d	1	1.06mi
856 N 8th St Allentown, PA	5.0	1.5	1499	$1,975	$1.32	19d	1	1.11mi
164 W Tilghman St Allentown, PA	5.0	2.0	1801	$2,250	$1.25	24d	1	1.13mi
1538 Chew St Allentown, PA	5.0	1.0	1874	$2,800	$1.49	19d	1	1.13mi
450 Hanover Ave Allentown, PA	5.0	1.0	1692	$2,200	$1.30	24d	1	1.46mi

Listing history 8 events

1. 2026-06-17
   status $239,999 Pending 9 DOM
2. 2026-06-16
   days on market $239,999 Active 9 DOM
3. 2026-06-15
   days on market $239,999 Active 8 DOM
4. 2026-06-14
   days on market $239,999 Active 6 DOM
5. 2026-06-10
   days on market $239,999 Active 3 DOM
6. 2026-06-09
   days on market $239,999 Active 2 DOM
7. 2026-06-08
   remarks 699-char remark

   Show marketing remark (1285 chars)

   Welcome to this beautifully updated townhouse in the heart of Downtown Allentown, offering a perfect blend of character, modern updates, and convenient city living. Step inside to find a spacious dining area ideal for entertaining, along with a charming eat-in kitchen featuring exposed brick accents, granite countertops, stainless steel appliances, and ample cabinet space. Recessed lighting and newer flooring throughout the home create a warm, contemporary feel. The generously sized bedrooms provide comfortable living space, while numerous mechanical updates offer peace of mind, including updated plumbing, updated windows, a newer boiler system, a new roof installed in 2022, and a split-unit cooling system added in 2023. Enjoy your morning coffee or unwind in the cozy enclosed rear patio, providing a private outdoor retreat. The partially finished basement offers endless possibilities for additional living space, a home office, gym, hobby room, or recreation area, and features its own exterior entrance for added convenience Conveniently located near Downtown Allentown’s restaurants, entertainment, shopping, and major transportation routes, this move-in-ready home is an excellent opportunity for homeowners and investors alike. Schedule your showing today!

8. 2026-06-08
   listed $239,999 Active 1 DOM

   Show marketing remark (1285 chars)

   Welcome to this beautifully updated townhouse in the heart of Downtown Allentown, offering a perfect blend of character, modern updates, and convenient city living. Step inside to find a spacious dining area ideal for entertaining, along with a charming eat-in kitchen featuring exposed brick accents, granite countertops, stainless steel appliances, and ample cabinet space. Recessed lighting and newer flooring throughout the home create a warm, contemporary feel. The generously sized bedrooms provide comfortable living space, while numerous mechanical updates offer peace of mind, including updated plumbing, updated windows, a newer boiler system, a new roof installed in 2022, and a split-unit cooling system added in 2023. Enjoy your morning coffee or unwind in the cozy enclosed rear patio, providing a private outdoor retreat. The partially finished basement offers endless possibilities for additional living space, a home office, gym, hobby room, or recreation area, and features its own exterior entrance for added convenience Conveniently located near Downtown Allentown’s restaurants, entertainment, shopping, and major transportation routes, this move-in-ready home is an excellent opportunity for homeowners and investors alike. Schedule your showing today!

ⓘ 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: $1,988 · $166/mo
• Projected year-2 tax: $2,890 · $241/mo
• Expected delta: +$902/yr (+$75/mo · 45.4%)

ⓘ 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 2/10 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: $28,584
• − Mortgage interest: −$13,444
• − Property taxes: −$1,988
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$6,982
• Taxable income: $398
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $4,196/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

+990.9% since first listed

28 events — show timeline

• 2026-06-08 Listed $239,999 GLVRMLS
• 2026-06-08 Listed $239,999 BRIGHT MLS
• 2018-06-14 Sold (Public Records) $92,500 Public Records
• 2018-06-08 Sold (MLS) $92,500 GLVRMLS
• 2018-04-22 Pending — GLVRMLS
• 2018-04-07 Price Changed $92,500 GLVRMLS
• 2018-04-04 Relisted — GLVRMLS
• 2018-03-31 Pending — GLVRMLS
• 2018-03-30 Relisted — GLVRMLS
• 2018-03-26 Price Changed $99,900 GLVRMLS
• 2018-03-14 Pending — GLVRMLS
• 2018-03-13 Relisted — GLVRMLS
• 2018-03-12 Pending — GLVRMLS
• 2018-03-10 Price Changed $90,000 GLVRMLS
• 2018-03-09 Relisted — GLVRMLS
• 2018-03-09 Pending — GLVRMLS
• 2018-03-09 Relisted — GLVRMLS
• 2018-02-09 Pending — GLVRMLS
• 2018-01-10 Listed $60,000 GLVRMLS
• 2017-05-04 Sold (MLS) $27,000 GLVRMLS
• 2017-05-04 Sold (MLS) $27,000 GLVRMLS
• 2017-04-17 Pending — GLVRMLS
• 2017-03-02 Price Changed $55,000 GLVRMLS
• 2016-09-14 Price Changed $65,000 GLVRMLS
• 2016-06-27 Listed $75,000 GLVRMLS
• 2016-06-14 Price Changed $75,000 GLVRMLS
• 2016-05-23 Listed $85,000 GLVRMLS
• 1984-07-27 Sold (Public Records) $22,000 Public Records

Property tax history

-2.0%/yr

Latest (2026): $1,988 · +0.7% YoY. Source: county tax records.