705 N Lacrosse St · Allentown, PA 18109

$200,000

2 bd · 1.0 ba · 1,356 sqft · Townhouse public records · 11 Days on market

Built 1954 3,415 sqft lot Est $247k · 19% 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 +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert! Exceptional value-add opportunity in East Allentown. This solid 1954 brick-and-frame end of row townhome offers 1,356 sq. ft. of interior living space, currently configured with 2 bedrooms and 1 bathroom. Featuring an attached 1-car garage, an eat-in kitchen layout, first-floor laundry convenience, and a spacious fenced yard with a rear patio, the property provides an excellent canvas for optimization. The generous floor plan yields strong potential for repositioning or adding a 3rd bedroom to maximize market rent or resale value. Located in the R-M Medium Density Residential zone with easy proximity to local shopping and major transportation routes. Property sold as-is; buy

Key facts

• Spacious fenced yard
• Attached garage
• Generous floor plan

Tags

• ATTACHED GARAGE
• EAT-IN KITCHEN LAYOUT
• SPACIOUS FENCED YARD
• REAR PATIO
• GENEROUS FLOOR PLAN
• MAJOR TRANSPORTATION ROUTES

Property features AI

Exterior

• Parking: Built-in garage with 1 garage space; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Above-grade finished area approximately 1,356
• Construction: Brick construction; Asphalt/fiberglass roof; Slab foundation; Built on a lot of about 3,415 sq ft
• Exterior features: Lot zoned R-M (medium density residential); Lot approximately 0.078 acres

Interior

• Kitchen: Second-floor kitchen (14 x 7)
• Bedrooms: Second-floor bedrooms (two additional second-floor bedroom dimensions: 14 x 11 and 14 x 8)
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Dining area
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $45 ($537/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 $185k (7.7% below list).
• Recommended offer: $185k (7.7% 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: 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: Ritter El Sch (math 8%, 409 students, 100% FRL); Harrison-Morton Ms (math 3% / reading 30%, grade F, #463 of 512 statewide, top 91%, 733 students, 100% FRL); Louis E Dieruff Hs (math 32% / reading 10%, grade F, #385 of 437 statewide, top 88%, 1,915 students, 89% 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 (+6.6%/yr); 59 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $184,615 (7.7% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.92% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $246,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
754 E Green St	0.46mi	2/1.0	1,356 (0%)	2mo	$215,000	$159	77
768 E Green St	0.42mi	3/1.0 (+1)	1,356 (0%)	3mo	$235,000	$173	72
735 N Plymouth St	0.24mi	3/1.0 (+1)	1,521 (+12%)	0mo	$230,000	$151	63
805 N Oswego St	0.21mi	3/3.0 (+1)	1,440 (+6%)	5mo	$245,000	$170	63
752 E Green St	0.46mi	3/1.0 (+1)	1,280 (-6%)	2mo	$221,650	$173	62
867 N Polk	0.38mi	3/1.5 (+1)	1,488 (+10%)	0mo	$290,000	$195	59
459 N Oswego St	0.22mi	3/1.5 (+1)	1,536 (+13%)	5mo	$280,000	$182	57
879 N Halstead St	0.48mi	3/1.5 (+1)	1,480 (+9%)	2mo	$197,000	$133	54
1414 E Pennsylvania St	0.62mi	3/1.5 (+1)	1,280 (-6%)	1mo	$275,000	$215	54
899 N Graham St	0.60mi	3/2.5 (+1)	1,500 (+11%)	0mo	$350,000	$233	43
897 Graham St	0.61mi	3/2.5 (+1)	1,500 (+11%)	1mo	$350,000	$233	42
895 Graham St	0.61mi	3/2.5 (+1)	1,500 (+11%)	4mo	$360,000	$240	40

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: -10.7%
• Equity multiple: 0.60×
• Total profit: $-22,644
• Equity at exit: $29,821

10-year hold

• IRR: 3.1%
• Equity multiple: 1.26×
• Total profit: $14,479
• Equity at exit: $17,292

Cash invested: $56,000 (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: 59
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$282 /mo · $3,379/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $45

Break-even live

Break-even rent $1,790

Max offer price $200,000

Occupancy floor 93%

Sensitivity live

Price	-10% $158	-5% $101	+0% $45	+5% $-12	+10% $-68
Rent	-10% $-101	-5% $-28	+0% $45	+5% $118	+10% $191
Rate	-1.0pp $145	-0.5pp $96	base $45	+0.5pp $-7	+1.0pp $-60

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
743 N Halstead St Allentown, PA	3.0	1.0	1356	$1,800	$1.33	4d	1	0.39mi
801-819 N Halstead St Allentown, PA	2.0	2.0	995	$1,795	$1.80	45d	1	0.41mi
801 N Halstead St Allentown, PA	1.0–2.0	1.0–2.0	872	$1,795	$2.06	4d	1	0.41mi
949 E Linden St Allentown, PA	2.0	2.0	880	$1,795	$2.04	16d	1	0.44mi
1939 E Jonathan St Allentown, PA	3.0	2.0	1601	$2,400	$1.50	16d	1	0.97mi
303 E Union St Unit 1st Allentown, PA	2.0	1.0	977	$1,550	$1.59	45d	1	1.03mi
333 River Dr Allentown, PA	1.0–2.0	1.0–2.0	869	$2,025	$2.33	4d	13	1.07mi
2010B Pinehurst Ct Allentown, PA	1.0–2.0	1.0	844	$1,850	$2.19	4d	6	1.16mi
230 E Fairview St Allentown, PA	3.0	2.0	1414	$2,300	$1.63	25d	1	1.18mi
1820 Sherwood St Allentown, PA	3.0	1.5	1780	$2,900	$1.63	16d	1	1.18mi
503 S Austin St Unit 503 A Allentown, PA	2.0	1.0	1000	$1,900	$1.90	16d	1	1.29mi
503 S Austin St Unit 517 A Allentown, PA	2.0	1.0	1000	$1,900	$1.90	16d	1	1.29mi
503 S Austin St Unit 514 Allentown, PA	2.0	1.0	1000	$1,550	$1.55	16d	1	1.31mi
503 S Austin St Unit A Allentown, PA	2.0	1.0	1000	$1,650	$1.65	4d	1	1.31mi
503 S Austin St Unit 524 Allentown, PA	2.0	1.0	1000	$1,750	$1.75	25d	1	1.31mi
503 S Austin St Unit 520 Allentown, PA	2.0	1.0	1000	$1,650	$1.65	16d	1	1.31mi
236 N Front St Allentown, PA	3.0	1.0	1020	$1,800	$1.76	4d	1	1.35mi
132 Chew St Allentown, PA	3.0	1.0	1160	$1,995	$1.72	16d	1	1.39mi
948 N Front St Unit C-2 Allentown, PA	2.0	2.0	954	$2,300	$2.41	4d	1	1.43mi
177 W Tilghman St Allentown, PA	3.0	1.5	1800	$1,650	$0.92	4d	1	1.48mi

Listing history 10 events

1. 2026-06-17
   status $200,000 Pending 11 DOM
2. 2026-06-17
   days on market $200,000 Active 11 DOM
3. 2026-06-16
   pricedays on market $200,000 Active 10 DOM
4. 2026-06-15
   days on market $215,000 Active 9 DOM
5. 2026-06-14
   days on market $215,000 Active 7 DOM
6. 2026-06-10
   days on market $215,000 Active 4 DOM
7. 2026-06-09
   days on market $215,000 Active 3 DOM
8. 2026-06-08
   days on market $215,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $215,000 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: $3,379 · $282/mo
• Projected year-2 tax: $3,379 · $282/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 2/10 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,154
• − Mortgage interest: −$11,203
• − Property taxes: −$3,379
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$5,818
• Taxable loss: −$2,791
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $1,207/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): 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

• 2026-06-05 Listed $215,000 GLVRMLS

Property tax history

-1.8%/yr

Latest (2026): $3,379 · +0.8% YoY. Source: county tax records.