735 N Plymouth St · Allentown, PA 18109

$220,000

3 bd · 1.0 ba · 1,188 sqft · Townhouse public records · 5 Days on market

Built 1953 4,147 sqft lot $185/sqft · 11% above area Est $253k · 13% 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).

• ARV discount +13.4/15.0
• Cash flow +11.1/30.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Multiple Offers! Highest & Best by Tuesday at 12pm. First time ever offered for sale! This solid brick twin in Allentown is full of potential and ready for its next chapter. Featuring great bones, updated electrical, and a spacious layout, this home is the perfect opportunity to make it your own with fresh paint and new flooring. Hardwood floors are under all carpeting, just waiting to be uncovered. The updated bathroom features a beautifully renovated walk-in shower for modern comfort. Enjoy the bright and inviting four-season room addition, with a gas fireplace ideal for relaxing year-round. Outside, you’ll find an oversized 24x26 2-car detached garage complete with loft stora

Key facts

• Updated electrical
• Solid brick twin
• Spacious layout

Tags

• SOLID BRICK TWIN
• UPDATED ELECTRICAL
• SPACIOUS LAYOUT
• HARDWOOD FLOORS
• RENOVATED WALK-IN SHOWER
• FOUR-SEASON ROOM ADDITION

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer; 200+ amp electrical service; Gas water heater
• Home design: Brick construction; Asphalt/fiberglass roof; Basement foundation; Above-grade finished area reported
• Construction: Brick exterior; Asphalt/Fiberglass roof; Basement foundation
• Exterior features: Zoned R-M (Medium density residential)

Interior

• Kitchen: Kitchen (First level) — approx. 7.7 x 12.5; Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Gas water heater
• Bedrooms: Bedroom (Second level) — approx. 14.2 x 12.0; Bedroom (Second level) — approx. 7.7 x 9.5; Bedroom (Second level) — approx. 9.9 x 13.6; Sunroom (First level) — approx. 17.0 x 19.6; Living room (First level) — approx. 17.0 x 5.2; Dining room (First level) — approx. 9.1 x 15.0
• Bathrooms: 1 full bathroom (Second level) — approx. 6.7 x 5.0
• Heating & cooling: Gas heating; Central air conditioning; 200+ amp electric service
• Interior features: Dining area; Gas log fireplace; Concrete basement
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (16.5% below list).
• Recommended offer: $184k (16.5% below list) — sets the bar for 1% rule.

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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $183,704 (16.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — 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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (median comp): $253,076
• List price: $220,000
• Delta: -13.07%
• 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
1623 E Dent St	0.05mi	4/1.5 (+1)	1,236 (+4%)	7mo	$255,000	$206	78
1213 Union Blvd	0.37mi	3/1.0	1,280 (+8%)	11mo	$215,000	$168	60
831 Wall St	0.61mi	4/1.0 (+1)	1,148 (-3%)	3mo	$259,900	$226	58
405 N Halstead St	0.67mi	3/1.5	1,200 (+1%)	8mo	$275,000	$229	58
1414 E Pennsylvania St	0.56mi	3/1.5	1,280 (+8%)	1mo	$275,000	$215	58
752 E Green St	0.70mi	3/1.0	1,280 (+8%)	2mo	$221,650	$173	53
312 Central Park Ave	0.64mi	3/1.5	1,071 (-10%)	2mo	$272,500	$254	50
328 Grandview Blvd	0.73mi	3/1.0	1,280 (+8%)	9mo	$268,500	$210	46
768 E Green St	0.66mi	3/1.0	1,356 (+14%)	3mo	$235,000	$173	43
891 N Halstead St	0.68mi	3/1.0	1,356 (+14%)	7mo	$250,000	$184	38
754 E Green St	0.70mi	2/1.0 (-1)	1,356 (+14%)	2mo	$215,000	$159	37
750 E Green St	0.71mi	3/1.0	1,356 (+14%)	8mo	$232,000	$171	37

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: -15.1%
• Equity multiple: 0.44×
• Total profit: $-34,339
• Equity at exit: $32,803

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-6,719
• Equity at exit: $19,022

Cash invested: $61,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$293 /mo · $3,519/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-87

Break-even live

Break-even rent $1,948

Max offer price $204,571

Occupancy floor 100%

Sensitivity live

Price	-10% $37	-5% $-25	+0% $-87	+5% $-150	+10% $-212
Rent	-10% $-232	-5% $-160	+0% $-87	+5% $-15	+10% $58
Rate	-1.0pp $23	-0.5pp $-31	base $-87	+0.5pp $-144	+1.0pp $-202

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1207 E Congress St Allentown, PA	1.0–2.0	1.0–1.5	749	$1,745	$2.33	4d	43	0.58mi
949 E Linden St Allentown, PA	2.0	2.0	880	$1,795	$2.04	16d	1	0.59mi
743 N Halstead St Allentown, PA	3.0	1.0	1356	$1,800	$1.33	4d	1	0.61mi
801-819 N Halstead St Allentown, PA	2.0	2.0	995	$1,795	$1.80	45d	1	0.61mi
801 N Halstead St Allentown, PA	1.0–2.0	1.0–2.0	872	$1,795	$2.06	4d	1	0.61mi
817 E Turner St Allentown, PA	2.0	1.0	850	$1,795	$2.11	4d	1	0.69mi
501 E Walnut St Allentown, PA	2.0	2.0	850	$1,795	$2.11	4d	1	1.04mi
1926 W Broad St Bethlehem, PA	4.0	1.0	1492	$2,000	$1.34	16d	1	1.04mi
2010B Pinehurst Ct Allentown, PA	1.0–2.0	1.0	844	$1,850	$2.19	4d	6	1.06mi
333 River Dr Allentown, PA	1.0–2.0	1.0–2.0	869	$2,025	$2.33	4d	13	1.20mi
303 E Union St Unit 1st Allentown, PA	2.0	1.0	977	$1,550	$1.59	45d	1	1.21mi
230 E Fairview St Allentown, PA	3.0	2.0	1414	$2,300	$1.63	25d	1	1.35mi
967 Stratford St Bethlehem, PA	3.0	1.0	938	$850	$0.91	45d	1	1.37mi
503 S Austin St Unit 517 A Allentown, PA	2.0	1.0	1000	$1,900	$1.90	16d	1	1.46mi
503 S Austin St Unit 503 A Allentown, PA	2.0	1.0	1000	$1,900	$1.90	16d	1	1.46mi
503 S Austin St Unit 514 Allentown, PA	2.0	1.0	1000	$1,550	$1.55	16d	1	1.48mi
503 S Austin St Unit A Allentown, PA	2.0	1.0	1000	$1,650	$1.65	4d	1	1.48mi
503 S Austin St Unit 524 Allentown, PA	2.0	1.0	1000	$1,750	$1.75	25d	1	1.48mi
503 S Austin St Unit 520 Allentown, PA	2.0	1.0	1000	$1,650	$1.65	16d	1	1.48mi
2132 Pennsylvania Ave Unit 00 B- 7 Bethlehem, PA	2.0	1.0	956	$1,695	$1.77	16d	1	1.49mi

Listing history 2 events

1. 2026-05-15
   listed $220,000 Active 959-char remark
2. 2002-03-01
   soldstatus $175,000

ⓘ 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: $3,519 · $293/mo
• Projected year-2 tax: $3,519 · $293/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 3/10 Moderate
• 🌡 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: $22,044
• − Mortgage interest: −$12,323
• − Property taxes: −$3,519
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$6,400
• Taxable loss: −$4,825
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $110/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

+31.4% since first listed

4 events — show timeline

• 2026-06-15 Sold (MLS) $230,000 GLVRMLS
• 2026-05-20 Pending — GLVRMLS
• 2026-05-15 Listed $220,000 GLVRMLS
• 2002-03-01 Sold (Public Records) $175,000 Public Records

Property tax history

-1.7%/yr

Latest (2026): $3,519 · +0.8% YoY. Source: county tax records.