931 5th St · Allentown, PA 18102

$230,000

4 bd · 1.0 ba · 1,632 sqft · Townhouse public records · 10 Days on market

Built 1910 1,680 sqft lot Est $243k · 5% under

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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 +16.2/30.0
• ARV discount +9.9/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS LOVELY 5 BEDROOM ROW IS A REAL TREAT. EXCELLENT CONDITION INSIDE AND OUT. YOU WILL BE AMAZED. HUGE LIVING ROOM, LOVELY EAT IN KITCHEN, CERAMIC TILE BATH, GARAGE. NOTHING TO DO BUT MOVE-IN!

Key facts

• Built 1910
• Listed 10 days

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: 3 stories
• Construction: Brick construction; Rolled/hot mop roof
• Exterior features: Has view; Lot dimensions approximately 16 x 105; Zoned R-MH

Interior

• Kitchen: Refrigerator; Gas oven
• Bedrooms: Bedroom (Third level) — 15 x 10; Bedroom (Third level) — 15 x 12; Bedroom (Second level) — 13 x 9; Bedroom (Second level) — 13 x 12
• Heating & cooling: Gas heating with baseboard; Wall/Window cooling units
• Interior features: Dining area; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $121 ($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 $202k (12.2% below list).
• Recommended offer: $202k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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: Washington El Sch (math 8%, 346 students, 99% 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 95% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,019/mo this rent would consume 56% 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 $2k of loan paydown is wiped out by about $7k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $230k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,920 (12.2% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $243,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Park St	0.39mi	5/1.5 (+1)	1,638 (+0%)	1mo	$210,000	$128	74
240 5th St	0.47mi	3/1.0 (-1)	1,678 (+3%)	1mo	$282,000	$168	68
518 W Washington St	0.19mi	5/1.5 (+1)	1,799 (+10%)	1mo	$275,000	$153	66
613 W Allen St	0.41mi	4/1.5	1,480 (-9%)	1mo	$220,000	$149	62
1120 Fullerton Ave	0.60mi	4/1.5	1,706 (+4%)	2mo	$236,000	$138	61
623 Park St	0.38mi	5/2.0 (+1)	1,746 (+7%)	1mo	$182,000	$104	61
389 W Gordon St	0.59mi	5/1.5 (+1)	1,668 (+2%)	2mo	$215,000	$129	60
417 Carolina Ave	0.65mi	3/1.5 (-1)	1,580 (-3%)	2mo	$290,000	$184	56
622 N Law St	0.35mi	5/2.0 (+1)	1,834 (+12%)	1mo	$270,000	$147	53
634 N New St	0.61mi	4/1.0	1,391 (-15%)	2mo	$216,000	$155	45
407 W Gordon St	0.58mi	5/1.5 (+1)	1,850 (+13%)	1mo	$260,000	$141	43
1029 W Allen St	0.73mi	3/1.5 (-1)	1,392 (-15%)	2mo	$210,000	$151	33

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: -10.2%
• Equity multiple: 0.62×
• Total profit: $-24,428
• Equity at exit: $34,294

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $10,795
• Equity at exit: $19,886

Cash invested: $64,400 (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: 170
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,019 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $121

Break-even live

Break-even rent $1,866

Max offer price $230,000

Occupancy floor 89%

Sensitivity live

Price	-10% $251	-5% $186	+0% $121	+5% $56	+10% $-9
Rent	-10% $-38	-5% $41	+0% $121	+5% $201	+10% $281
Rate	-1.0pp $237	-0.5pp $180	base $121	+0.5pp $62	+1.0pp $1

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
854 N Penn St Allentown, PA	3.0	1.5	1502	$1,850	$1.23	16d	1	0.08mi
913 N 6th St Allentown, PA	4.0	1.0	1476	$1,698	$1.15	16d	1	0.12mi
551 Sumner Ct Allentown, PA	3.0	1.0	1270	$1,700	$1.34	4d	1	0.12mi
1304 N 4th St Allentown, PA	5.0	2.0	1891	$2,900	$1.53	45d	1	0.16mi
535 Tilghman St Unit 2ND Allentown, PA	4.0	2.0	1500	$1,750	$1.17	4d	1	0.29mi
738 W Cedar St Allentown, PA	5.0	1.5	1900	$2,500	$1.32	45d	1	0.33mi
856 N 8th St Allentown, PA	5.0	1.5	1499	$1,975	$1.32	21d	1	0.36mi
622 Park St Allentown, PA	5.0	1.5	1638	$2,300	$1.40	4d	1	0.40mi
395 W Allen St Allentown, PA	3.0	1.0	1344	$1,800	$1.34	25d	1	0.40mi
814 Washington St #2 Allentown, PA	4.0	1.0	1200	$1,600	$1.33	4d	1	0.42mi
823 W Washington St Allentown, PA	4.0	1.0	1400	$1,950	$1.39	16d	1	0.43mi
631 W Allen St Allentown, PA	5.0	1.5	1695	$2,100	$1.24	45d	1	0.43mi
528 N 6th St Allentown, PA	3.0	1.0	1934	$1,800	$0.93	45d	1	0.46mi
517 Elliger St Allentown, PA	3.0	1.5	1235	$1,700	$1.38	25d	1	0.48mi
635 N Lumber St Allentown, PA	3.0	1.5	1117	$1,750	$1.57	4d	1	0.50mi
432 N Law St Allentown, PA	4.0	1.0	1328	$1,500	$1.13	16d	1	0.53mi
915 Tilghman St Apt 4 Allentown, PA	3.0	1.0	1250	$1,750	$1.40	25d	1	0.55mi
177 W Tilghman St Allentown, PA	3.0	1.5	1800	$1,650	$0.92	4d	1	0.56mi
407 N 4th St Allentown, PA	3.0	1.5	1321	$1,550	$1.17	25d	1	0.58mi
164 W Tilghman St Allentown, PA	5.0	2.0	1801	$2,250	$1.25	25d	1	0.60mi
1111 Fullerton Ave Allentown, PA	5.0	1.5	1670	$2,200	$1.32	45d	1	0.62mi
347 N 7th St Apt 3 Allentown, PA	3.0	1.0	1200	$1,500	$1.25	45d	1	0.64mi
1 Maryland Cir Whitehall, PA	1.0–3.0	1.0–2.0	960	$2,349	$2.45	4d	5	0.70mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	4d	1	0.72mi
622 W Chew St Unit 2 Allentown, PA	3.0	1.0	1161	$1,600	$1.38	21d	1	0.72mi
630 N Front St Allentown, PA	4.0	1.0	1912	$1,900	$0.99	25d	1	0.73mi
626 Oak St Allentown, PA	3.0	1.0	1396	$1,900	$1.36	45d	1	0.77mi
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	4d	1	0.78mi
213 Chew St Allentown, PA	5.0	1.0	1725	$2,100	$1.22	45d	1	0.79mi
944 W Gordon St Allentown, PA	3.0	1.5	1146	$1,750	$1.53	25d	1	0.80mi
389 W Turner St Allentown, PA	4.0	1.5	2144	$2,400	$1.12	4d	1	0.80mi
1208 W Whitehall St Apt 8 Allentown, PA	3.0	1.5	1100	$2,095	$1.90	4d	1	0.81mi
1208 W Whitehall St Allentown, PA	3.0	1.5	1100	$2,095	$1.90	45d	1	0.81mi
209 N Eighth St Apt 2 Allentown, PA	3.0	1.0	1430	$1,550	$1.08	45d	1	0.84mi
132 Chew St Allentown, PA	3.0	1.0	1160	$1,995	$1.72	16d	1	0.91mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,700	$1.22	25d	1	0.94mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,600	$1.15	4d	1	0.94mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	25d	1	0.94mi
1229 Pericles Pl Whitehall, PA	1.0–3.0	1.0–2.0	1574	$2,750	$1.75	4d	7	0.98mi
1337 Livingston St #3 Allentown, PA	3.0	1.0	1100	$1,695	$1.54	45d	1	0.99mi

Listing history 8 events

1. 2026-06-14
   statusdays on market $230,000 Pending 10 DOM
2. 2026-06-10
   days on market $230,000 Active 9 DOM
3. 2026-06-09
   days on market $230,000 Active 8 DOM
4. 2026-06-08
   days on market $230,000 Active 7 DOM
5. 2026-06-07
   pricedays on market $230,000 Active 6 DOM
6. 2026-06-03
   days on market $260,000 Active 2 DOM
7. 2026-06-02
   remarks 687-char remark
8. 2026-06-02
   listed $260,000 Active 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: $2,064 · $172/mo
• Projected year-2 tax: $2,849 · $237/mo
• Expected delta: +$785/yr (+$65/mo · 38.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $24,230
• − Mortgage interest: −$12,884
• − Property taxes: −$2,064
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$6,691
• Taxable loss: −$2,435
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $2,039/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

+238.1% since first listed

9 events — show timeline

• 2026-06-02 Listed $260,000 GLVRMLS
• 2008-10-31 Sold (MLS) $79,900 GLVRMLS
• 2008-07-05 Listed $79,900 GLVRMLS
• 2007-11-09 Sold (Public Records) $120,000 Public Records
• 2007-11-09 Sold (MLS) $120,000 GLVRMLS
• 2007-08-03 Listed $124,900 GLVRMLS
• 2004-07-14 Sold (Public Records) $77,000 Public Records
• 2004-07-09 Sold (MLS) $77,000 GLVRMLS
• 2004-06-02 Listed $76,900 GLVRMLS

Property tax history

-2.0%/yr

Latest (2026): $2,064 · +0.7% YoY. Source: county tax records.