730 S 8th St · Allentown, PA 18103

$199,900

2 bd · 1.0 ba · 980 sqft · Townhouse public records · 2 Days on market

Built 1926 771 sqft lot Est $196k · at est.

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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 +14.3/30.0
• ARV discount +6.6/15.0
• DSCR +4.3/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Two Bedroom Home With Little Outside Yard Work Economical Gas Warm Air Heat With Central Airconditioning, Gas Hw Heater Updated Electric Service-circut Breakers, Clean Dry Basement Refrigerator, Washer(3yr) And Dryer(6yr) Included Owner Willing To Help With Closing Costs. Vacant! Vacant!

Key facts

• Covered front patio
• Granite countertops
• Rear deck

Tags

• COVERED FRONT PATIO
• GLEAMING HARDWOOD FLOORS
• FULLY EQUIPPED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• REAR DECK

Property features AI

Finance

• Other: Zoned R-Mh (Medium High Density)

Exterior

• Parking: 1-car garage; Off-street parking; Parking pad; On-street parking
• Utilities: Public water; Public sewer
• Home design: Brick construction
• Construction: Asphalt/fiberglass roof; Brick exterior; Finished below-grade living area (436); Above-grade finished area (980)
• Exterior features: Deck; Porch; Walk-out basement

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator
• Bedrooms: Includes finished basement (walk-out access)
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Dining area; Separate/formal dining room
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Gas 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 $36 ($430/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 $169k (15.5% below list).
• Recommended offer: $169k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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 (+7.0%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $80k; list at $200k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $168,979 (15.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.85% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $196,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Priscilla St	0.67mi	2/1.0	960 (-2%)	6mo	$195,000	$203	60
613 S 5th St	0.34mi	3/1.0 (+1)	1,028 (+5%)	14mo	$185,000	$180	59
1244 Union St	0.66mi	2/1.0	1,024 (+4%)	6mo	$205,000	$200	56
411 Max St	0.45mi	3/1.5 (+1)	960 (-2%)	16mo	$185,000	$193	55
1214 Hickory St	0.68mi	2/1.5	1,028 (+5%)	10mo	$147,500	$143	50
121 S Blank St	0.66mi	3/1.0 (+1)	1,046 (+7%)	5mo	$160,000	$153	49
1026 S 10Th St	0.37mi	2/1.0	840 (-14%)	15mo	$175,000	$208	47
745 Genesee St	0.69mi	3/1.0 (+1)	973 (-1%)	22mo	$189,000	$194	44
1240 W Union St	0.65mi	3/1.0 (+1)	1,024 (+4%)	21mo	$200,000	$195	39
440 Harrison St	0.36mi	3/1.0 (+1)	1,110 (+13%)	20mo	$254,500	$229	39
908 S Meadow St	0.57mi	3/1.0 (+1)	1,080 (+10%)	17mo	$218,000	$202	37
906 S Meadow St	0.57mi	3/1.5 (+1)	1,080 (+10%)	17mo	$221,000	$205	35

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 · 7.05% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-22,970
• Equity at exit: $29,806

10-year hold

• IRR: 3.1%
• Equity multiple: 1.26×
• Total profit: $14,804
• Equity at exit: $17,284

Cash invested: $55,972 (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 18103

• Rents YoY: 7.0%
• Active inventory: 161
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$168 /mo · $2,010/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $36

Break-even live

Break-even rent $1,644

Max offer price $199,900

Occupancy floor 93%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Harrison St Allentown, PA	1.0	1.0	542	$1,550	$2.86	3d	8	0.13mi
702 Saint John St Apt 3 Allentown, PA	2.0	1.0	896	$1,400	$1.56	3d	1	0.19mi
1018-1024 S Hall St Unit 1022-O Allentown, PA	1.0	1.0	650	$875	$1.35	44d	1	0.24mi
1022 S 10th St Allentown, PA	2.0	1.5	840	$1,600	$1.90	3d	1	0.37mi
1014 Hoe St Allentown, PA	2.0	1.0	1016	$1,850	$1.82	44d	1	0.38mi
520 W Cumberland St Allentown, PA	1.0–2.0	1.0–2.0	929	$2,293	$2.47	3d	13	0.38mi
818 Walnut St Apt 5 Allentown, PA	2.0	1.0	936	$1,450	$1.55	19d	1	0.52mi
1316 S Fountain St Unit 1st floor Allentown, PA	2.0	1.0	1000	$1,550	$1.55	3d	1	0.53mi
1324 S Fountain St Unit 2 Allentown, PA	2.0	1.0	1100	$1,550	$1.41	44d	1	0.54mi
835 S 4th St Unit 2 Allentown, PA	1.0	1.0	800	$1,050	$1.31	44d	1	0.55mi
835 S 4th St Unit 9 Allentown, PA	1.0	1.0	900	$1,025	$1.14	44d	1	0.55mi
555 W Walnut St Allentown, PA	1.0	1.0	750	$1,674	$2.23	3d	4	0.59mi
1046 Walnut St Unit 1 Allentown, PA	2.0	1.0	972	$1,500	$1.54	23d	1	0.60mi
932 W Hamilton St Allentown, PA	2.0	1.0–2.0	862	$2,350	$2.73	3d	15	0.62mi
1010 W Hamilton St Allentown, PA	1.0–2.0	1.0–2.0	943	$2,022	$2.14	3d	6	0.65mi
835 Hamilton St Unit 224 Allentown, PA	1.0	1.0	902	$2,100	$2.33	44d	1	0.66mi
835 Hamilton St Unit 409 Allentown, PA	2.0	2.0	1052	$2,374	$2.26	19d	1	0.66mi
835 Hamilton St Unit 618 Allentown, PA	1.0	1.0	872	$2,025	$2.32	3d	1	0.67mi
835 Hamilton St Unit 511 Allentown, PA	1.0	1.0	744	$1,695	$2.28	14d	1	0.67mi
835 Hamilton St Unit 509 Allentown, PA	2.0	2.0	1052	$2,399	$2.28	19d	1	0.67mi
520 Hamilton St Allentown, PA	1.0	1.0	607	$2,105	$3.47	3d	5	0.67mi
627 Hamilton St Allentown, PA	1.0	1.0	623	$1,485	$2.38	14d	1	0.68mi
450 Maple St Unit 3 Allentown, PA	1.0	1.0	900	$1,100	$1.22	44d	1	0.68mi
25 N 10th St Allentown, PA	2.0	1.0	717	$1,475	$2.06	44d	1	0.72mi
717 S Filmore St Allentown, PA	2.0	1.0	950	$1,745	$1.84	3d	1	0.73mi
27 N 7th St Allentown, PA	2.0	1.0–2.0	840	$2,222	$2.64	3d	11	0.74mi
104 N Eighth St Unit 9 Allentown, PA	1.0	1.0	800	$1,100	$1.38	14d	1	0.75mi
26 N 6th St Allentown, PA	1.0–2.0	1.0–2.0	953	$2,224	$2.33	3d	9	0.75mi
1119 Hamilton St Unit 2 Allentown, PA	1.0	1.0	800	$1,425	$1.78	44d	1	0.75mi
45 N 6th St Allentown, PA	2.0	1.0–2.0	1002	$3,616	$3.61	3d	13	0.75mi
107 N 7th St Allentown, PA	2.0	1.0–2.0	855	$2,972	$3.47	3d	23	0.77mi
830 Chestnut St Unit 3 Allentown, PA	1.0	1.0	700	$1,025	$1.46	21d	1	0.78mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	23d	1	0.78mi
830 Chestnut St Unit 2 Allentown, PA	1.0	1.0	700	$1,100	$1.57	3d	1	0.78mi
39 N 11th St Unit C Allentown, PA	1.0	1.0	1064	$1,295	$1.22	44d	1	0.78mi
122 8th St Unit B Allentown, PA	1.0	1.0	800	$985	$1.23	44d	1	0.78mi
45 N 11th St Unit 3 Allentown, PA	2.0	1.0	900	$1,250	$1.39	3d	1	0.79mi
125 N Eighth St Allentown, PA	1.0	1.0	547	$1,450	$2.65	44d	1	0.79mi
123-127 N Lumber St Unit 4A Allentown, PA	1.0	1.0	685	$1,500	$2.19	44d	1	0.79mi
128 N Eighth St Unit 2C Allentown, PA	1.0	2.0	850	$1,450	$1.71	44d	1	0.80mi

Listing history 3 events

1. 2026-06-03
   days on market $199,900 Active 2 DOM
2. 2026-06-02
   remarks 699-char remark
3. 2026-06-02
   listed $199,900 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: $2,010 · $168/mo
• Projected year-2 tax: $2,584 · $215/mo
• Expected delta: +$574/yr (+$48/mo · 28.6%)

ⓘ 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: $20,277
• − Mortgage interest: −$11,198
• − Property taxes: −$2,010
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,815
• Taxable loss: −$2,989
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,147/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): 48,746
• Household income: $72,895
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1792.0

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 0.63)
• Race & ethnicity: White 46% Hispanic / Latino 38% Two or more races 15% Black 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 15% Dominican 13%
• Common ancestry: Romanian 3% Polish 3% Iranian 1%
• Foreign-born: 19% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 30% Other Indo-European 1% Other Asian/Pacific 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: ▼ -358.28%
• Current HPI: 298.1512
• Rent YoY: ▲ 7.05%
• 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

+2565.3% since first listed

6 events — show timeline

• 2026-06-01 Listed $199,900 GLVRMLS
• 2021-02-16 Sold (Public Records) $80,000 Public Records
• 2001-06-01 Sold (Public Records) $36,860 Public Records
• 2001-05-30 Sold (MLS) $36,860 GLVRMLS
• 2001-03-22 Listed $42,000 GLVRMLS
• 1970-01-01 Sold (Public Records) $7,500 Public Records

Property tax history

-2.1%/yr

Latest (2026): $2,010 · +0.7% YoY. Source: county tax records.