120 N Poplar St · Allentown, PA 18102

$164,900

3 bd · 1.0 ba · 1,536 sqft · Townhouse public records · 57 Days on market

Built 1895 991 sqft lot $107/sqft · 10% below area Est $184k · 10% under

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Why this score? — see what drove the B- 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 +27.2/30.0
• ARV discount +12.1/15.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Very Competitive Price Improvement Made * * Excellent Investment Opportunity in the Heart of this Emerging City! Nestled on a less traveled street, surrounded by the rich history of Old Allentown and the exciting variety of new hotels, restaurants and entertainment all within a short distance. Parks, the public library and excellent access to public transportation all add to the appeal for renters or owner occupied. This home features very spacious rooms and plenty of opportunity to make equity building improvements. Being sold as is, this home is a great addition to your portfolio and chance to show off your contractor skills. ROI Inspection done in March 2026 listing agent will provide upon request. CO will be ordered and will be Buyer's responsibility to obtain a clear CO. (some photos enhanced virtually to show potential)

Key facts

• Built 1895
• Listed 56 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $473 ($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: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 fast (+5.5%/yr); 167 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,972/mo this rent would consume 55% 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 $1k 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.
• At projected returns (-3.0% appreciation + 5.5% 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 57 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.20% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (median comp): $183,884
• List price: $164,900
• Delta: -10.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 N 10th St	0.19mi	4/2.0 (+1)	1,590 (+4%)	1mo	$267,000	$168	75
318 N Lumber	0.39mi	4/1.0 (+1)	1,440 (-6%)	2mo	$132,000	$92	65
1029 W Allen St	0.48mi	3/1.5	1,392 (-9%)	2mo	$210,000	$151	59
1042 W Allen St	0.45mi	3/2.5	1,414 (-8%)	2mo	$223,000	$158	58
1109 W Washington	0.69mi	3/1.5	1,624 (+6%)	2mo	$251,500	$155	55
616 N 12th St	0.50mi	3/2.0	1,380 (-10%)	1mo	$230,000	$167	55
634 N New St	0.55mi	4/1.0 (+1)	1,391 (-9%)	2mo	$216,000	$155	52
613 W Allen St	0.74mi	4/1.5 (+1)	1,480 (-4%)	1mo	$220,000	$149	52
638 N 12th St	0.54mi	4/2.0 (+1)	1,704 (+11%)	2mo	$262,000	$154	46
816 W Allen St	0.58mi	4/2.0 (+1)	1,328 (-14%)	0mo	$165,000	$124	41
226 N 16th St	0.55mi	4/2.0 (+1)	1,758 (+14%)	0mo	$310,000	$176	41
732 N 10th St	0.64mi	4/1.5 (+1)	1,310 (-15%)	1mo	$245,000	$187	38

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $8,415
• Equity at exit: $24,587

10-year hold

• IRR: 16.2%
• Equity multiple: 2.47×
• Total profit: $67,839
• Equity at exit: $14,258

Cash invested: $46,172 (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 18102

• Rents YoY: 5.5%
• Active inventory: 167
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$865
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $473

Break-even live

Break-even rent $1,374

Max offer price $164,900

Occupancy floor 71%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 W Turner St Unit 2 Allentown, PA	2.0	2.0	1500	$1,900	$1.27	2d	1	0.08mi
1210 W Turner St Unit 2 Allentown, PA	2.0	2.0	1500	$2,150	$1.43	23d	1	0.08mi
1210 W Turner St Unit 1 Allentown, PA	2.0	2.0	1200	$1,800	$1.50	2d	1	0.08mi
1210 W Turner St Unit 1 Allentown, PA	2.0	2.0	1200	$2,050	$1.71	23d	1	0.08mi
1210 W Turner St Unit 2 Allentown, PA	2.0	2.0	1500	$2,400	$1.60	43d	1	0.08mi
1210 W Turner St Unit 1 Allentown, PA	2.0	2.0	1200	$2,300	$1.92	43d	1	0.08mi
1039 E St Unit Linden St unit Apt Allentown, PA	2.0	1.0	1200	$1,500	$1.25	23d	1	0.10mi
1036 Linden St #2 Allentown, PA	2.0	1.0	1200	$1,600	$1.33	2d	1	0.13mi
1010 W Hamilton St Allentown, PA	1.0–2.0	1.0–2.0	943	$2,022	$2.14	2d	6	0.23mi
932 W Hamilton St Allentown, PA	2.0	1.0–2.0	862	$2,350	$2.73	2d	15	0.30mi
948 W Maple St Allentown, PA	4.0	1.0	1932	$2,300	$1.19	43d	1	0.30mi
944 W Gordon St Allentown, PA	3.0	1.5	1146	$1,750	$1.53	23d	1	0.32mi
1332 W Gordon St Allentown, PA	3.0	2.0	1236	$1,050	$0.85	43d	1	0.33mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	23d	1	0.34mi
829 Linden St Apt 1 Rear Allentown, PA	2.0	2.0	1200	$1,495	$1.25	23d	1	0.35mi
144 S 12th St Allentown, PA	4.0	2.0	1242	$2,000	$1.61	2d	1	0.35mi
827 Linden St Unit 829-1 Allentown, PA	2.0	2.0	1200	$1,495	$1.25	21d	1	0.35mi
1437 Webster St Allentown, PA	3.0	1.0	1080	$1,475	$1.37	43d	1	0.36mi
835 Hamilton St Unit 509 Allentown, PA	2.0	2.0	1052	$2,399	$2.28	19d	1	0.36mi
835 Hamilton St Unit 424 Allentown, PA	2.0	2.0	1411	$2,625	$1.86	14d	1	0.37mi
835 Hamilton St Unit 409 Allentown, PA	2.0	2.0	1052	$2,374	$2.26	19d	1	0.37mi
835 Hamilton St Unit 608 Allentown, PA	2.0	2.0	1411	$2,725	$1.93	14d	1	0.37mi
221 N 15th St Unit 2 Allentown, PA	3.0	1.0	1200	$1,775	$1.48	2d	1	0.40mi
1338 W Liberty St Allentown, PA	4.0	1.0	1526	$2,000	$1.31	14d	1	0.41mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	2d	1	0.42mi
1425 W Gordon St Allentown, PA	3.0	2.0	1200	$2,200	$1.83	43d	1	0.42mi
209 N Eighth St Apt 2 Allentown, PA	3.0	1.0	1430	$1,550	$1.08	43d	1	0.43mi
216 S 14th St Allentown, PA	4.0	1.5	1640	$2,300	$1.40	2d	1	0.48mi
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	2d	1	0.49mi
107 N 7th St Allentown, PA	2.0	1.0–2.0	855	$2,972	$3.47	2d	23	0.53mi
27 N 7th St Allentown, PA	2.0	1.0–2.0	840	$2,222	$2.64	2d	11	0.53mi
1621 W Turner St Allentown, PA	3.0	1.0	1200	$2,195	$1.83	23d	1	0.56mi
1542 Walnut St Apt 2 Allentown, PA	4.0	1.0	1132	$1,850	$1.63	21d	1	0.57mi
347 N 7th St Apt 3 Allentown, PA	3.0	1.0	1200	$1,500	$1.25	43d	1	0.58mi
626 Oak St Allentown, PA	3.0	1.0	1396	$1,900	$1.36	43d	1	0.58mi
622 W Chew St Unit 2 Allentown, PA	3.0	1.0	1161	$1,600	$1.38	19d	1	0.59mi
1639 W Turner St Unit 1 Allentown, PA	2.0	2.0	1200	$1,500	$1.25	2d	1	0.61mi
26 N 6th St Allentown, PA	1.0–2.0	1.0–2.0	953	$2,224	$2.33	2d	9	0.61mi
915 Tilghman St Apt 4 Allentown, PA	3.0	1.0	1250	$1,750	$1.40	23d	1	0.62mi
635 N Lumber St Allentown, PA	3.0	1.5	1117	$1,750	$1.57	2d	1	0.63mi

Listing history 29 events

1. 2026-06-18
   days on market $164,900 Active 57 DOM
2. 2026-06-17
   days on market $164,900 Active 56 DOM
3. 2026-06-16
   days on market $164,900 Active 55 DOM
4. 2026-06-15
   days on market $164,900 Active 54 DOM
5. 2026-06-14
   days on market $164,900 Active 52 DOM
6. 2026-06-10
   days on market $164,900 Active 49 DOM
7. 2026-06-09
   days on market $164,900 Active 48 DOM
8. 2026-06-08
   days on market $164,900 Active 47 DOM
9. 2026-06-07
   days on market $164,900 Active 46 DOM
10. 2026-06-03
    days on market $164,900 Active 42 DOM
11. 2026-06-02
    days on market $164,900 Active 41 DOM
12. 2026-06-01
    days on market $164,900 Active 40 DOM
13. 2026-05-31
    days on market $164,900 Active 39 DOM
14. 2026-05-31
    days on market $164,900 Active 38 DOM
15. 2026-05-06
    price $164,900 845-char remark

    Show marketing remark (845 chars)

    * * Very Competitive Price Improvement Made * * Excellent Investment Opportunity in the Heart of this Emerging City! Nestled on a less traveled street, surrounded by the rich history of Old Allentown and the exciting variety of new hotels, restaurants and entertainment all within a short distance. Parks, the public library and excellent access to public transportation all add to the appeal for renters or owner occupied. This home features very spacious rooms and plenty of opportunity to make equity building improvements. Being sold as is, this home is a great addition to your portfolio and chance to show off your contractor skills. ROI Inspection done in March 2026 listing agent will provide upon request. CO will be ordered and will be Buyer's responsibility to obtain a clear CO. (some photos enhanced virtually to show potential)

16. 2026-04-23
    listed $175,000 Active 845-char remark

    Show marketing remark (845 chars)

    * * Very Competitive Price Improvement Made * * Excellent Investment Opportunity in the Heart of this Emerging City! Nestled on a less traveled street, surrounded by the rich history of Old Allentown and the exciting variety of new hotels, restaurants and entertainment all within a short distance. Parks, the public library and excellent access to public transportation all add to the appeal for renters or owner occupied. This home features very spacious rooms and plenty of opportunity to make equity building improvements. Being sold as is, this home is a great addition to your portfolio and chance to show off your contractor skills. ROI Inspection done in March 2026 listing agent will provide upon request. CO will be ordered and will be Buyer's responsibility to obtain a clear CO. (some photos enhanced virtually to show potential)

17. 2023-06-29
    historical
18. 2023-06-29
    soldstatus $145,000
19. 2023-06-28
    soldstatus $145,000 Sold
20. 2023-05-18
    status Pending
21. 2023-05-18
    status Pending
22. 2023-04-04
    listed $139,000 Active
23. 2023-04-04
    listed $139,000 Active
24. 2008-07-18
    historical
25. 2008-02-01
    listed $80,000
26. 2008-02-01
    historical
27. 2007-01-31
    historical
28. 2006-08-15
    listed $80,000
29. 2006-08-08
    listed $89,900

ⓘ 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: $1,823 · $152/mo
• Projected year-2 tax: $2,214 · $184/mo
• Expected delta: +$391/yr (+$33/mo · 21.5%)

ⓘ 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: $23,664
• − Mortgage interest: −$9,237
• − Property taxes: −$1,823
• − Insurance: −$824
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$4,797
• Taxable income: $3,197
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $4,903/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

+83.4% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $164,900 GLVRMLS
• 2026-04-23 Listed $175,000 GLVRMLS
• 2023-06-29 Sold (Public Records) $145,000 Public Records
• 2023-06-29 Listing Removed — GLVRMLS
• 2023-06-28 Sold (MLS) $145,000 GLVRMLS
• 2023-05-18 Pending — GLVRMLS
• 2023-05-18 Pending — GLVRMLS
• 2023-04-04 Listed $139,000 GLVRMLS
• 2023-04-04 Listed $139,000 GLVRMLS
• 2008-07-18 Listing Removed — GLVRMLS
• 2008-02-01 Listing Removed — GLVRMLS
• 2008-02-01 Listed $80,000 GLVRMLS
• 2007-01-31 Listing Removed — BRIGHT MLS
• 2006-08-15 Listed $80,000 GLVRMLS
• 2006-08-08 Listed $89,900 BRIGHT MLS

Property tax history

-2.0%/yr

Latest (2026): $1,823 · +0.7% YoY. Source: county tax records.