1304 W Gordon St · Allentown, PA 18102

$215,000

4 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 31 Days on market

Built 1905 877 sqft lot Est $279k · 23% 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).

• Cash flow +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean and Well Maintained 4 BR home (one is walk-thru) with three on 2nd floor and a large finished attic. There are Two Full Baths, one on 1st floor and one on 2nd. Gas Utilities and Updated Electric. Public Water & Sewer. Low Maintenance Yard. All appliances remain. Directly across street from Daycare Center. A great bargain for either the owner-occupant or investor!

Key facts

• Covered front porch
• Move in ready
• Updated rowhome

Tags

• MOVE IN READY
• UPDATED ROWHOME
• COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• LUXURY VINYL PLANK FLOORING
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $82 ($983/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 $184k (14.2% below list).
• Recommended offer: $184k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (+5.5%/yr); 167 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,844/mo this rent would consume 51% 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 $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

• It's been on market 31 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $81k; list at $215k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $184,370 (14.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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: 0.86% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $278,648
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
938 W Gordon St	0.41mi	3/1.0 (-1)	1,248 (+9%)	4mo	$220,000	$176	57
1235 W Livingston St	0.67mi	3/1.0 (-1)	1,125 (-2%)	6mo	$287,000	$255	56
933 N 14th St	0.63mi	3/2.0 (-1)	1,155 (+1%)	12mo	$325,000	$281	50
949 N 13th St	0.65mi	3/1.0 (-1)	1,278 (+12%)	5mo	$108,000	$85	40
1009 13th	0.68mi	3/1.0 (-1)	1,306 (+14%)	7mo	$300,000	$230	33
1017 N 14Th St	0.70mi	3/1.5 (-1)	1,232 (+8%)	21mo	$301,000	$244	29

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-24,947
• Equity at exit: $32,057

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $5,186
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $82

Break-even live

Break-even rent $1,740

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $204	-5% $143	+0% $82	+5% $21	+10% $-40
Rent	-10% $-64	-5% $9	+0% $82	+5% $155	+10% $228
Rate	-1.0pp $190	-0.5pp $137	base $82	+0.5pp $26	+1.0pp $-30

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 W Gordon St Allentown, PA	3.0	2.0	1236	$1,050	$0.85	44d	1	0.04mi
1425 W Gordon St Allentown, PA	3.0	2.0	1200	$2,200	$1.83	44d	1	0.14mi
221 N 15th St Unit 2 Allentown, PA	3.0	1.0	1200	$1,775	$1.48	3d	1	0.23mi
1437 Webster St Allentown, PA	3.0	1.0	1080	$1,475	$1.37	44d	1	0.29mi
229 Peach St Allentown, PA	3.0	2.0	882	$1,800	$2.04	15d	1	0.32mi
1145 Linden St Apt 2 Allentown, PA	3.0	1.0	971	$1,525	$1.57	24d	1	0.32mi
229 N West St Unit 2 Allentown, PA	3.0	1.0	953	$1,700	$1.78	24d	1	0.38mi
1621 W Turner St Allentown, PA	3.0	1.0	1200	$2,195	$1.83	24d	1	0.40mi
944 W Gordon St Allentown, PA	3.0	1.5	1146	$1,750	$1.53	24d	1	0.42mi
915 Tilghman St Apt 4 Allentown, PA	3.0	1.0	1250	$1,750	$1.40	24d	1	0.58mi
144 S 12th St Allentown, PA	4.0	2.0	1242	$2,000	$1.61	3d	1	0.58mi
1542 Walnut St Apt 2 Allentown, PA	4.0	1.0	1132	$1,850	$1.63	21d	1	0.58mi
511 N Lumber St Allentown, PA	4.0	1.0	756	$2,200	$2.91	15d	1	0.58mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	24d	1	0.59mi
1208 W Whitehall St Allentown, PA	3.0	1.5	1100	$2,095	$1.90	44d	1	0.61mi
1208 W Whitehall St Apt 8 Allentown, PA	3.0	1.5	1100	$2,095	$1.90	3d	1	0.61mi
635 N Lumber St Allentown, PA	3.0	1.5	1117	$1,750	$1.57	3d	1	0.64mi
209 N Eighth St Apt 2 Allentown, PA	3.0	1.0	1430	$1,550	$1.08	44d	1	0.64mi
1337 Livingston St #3 Allentown, PA	3.0	1.0	1100	$1,695	$1.54	44d	1	0.69mi
823 W Washington St Allentown, PA	4.0	1.0	1400	$1,950	$1.39	15d	1	0.71mi
814 Washington St #2 Allentown, PA	4.0	1.0	1200	$1,600	$1.33	3d	1	0.72mi
347 N 7th St Apt 3 Allentown, PA	3.0	1.0	1200	$1,500	$1.25	44d	1	0.73mi
622 W Chew St Unit 2 Allentown, PA	3.0	1.0	1161	$1,600	$1.38	19d	1	0.78mi
626 Oak St Allentown, PA	3.0	1.0	1396	$1,900	$1.36	44d	1	0.79mi
621 W Turner St Apt 14 Allentown, PA	3.0	1.0	800	$1,395	$1.74	24d	1	0.79mi
856 N 8th St Allentown, PA	5.0	1.5	1499	$1,975	$1.32	19d	1	0.80mi
218 N 6th St Apt 3 Allentown, PA	3.0	1.0	750	$1,600	$2.13	24d	1	0.82mi
528 N 6th St Allentown, PA	3.0	1.0	967	$1,700	$1.76	15d	1	0.83mi
432 N Law St Allentown, PA	4.0	1.0	1328	$1,500	$1.13	15d	1	0.87mi
535 Tilghman St Unit 2ND Allentown, PA	4.0	2.0	1500	$1,750	$1.17	3d	1	0.92mi
913 N 6th St Allentown, PA	4.0	1.0	1476	$1,698	$1.15	15d	1	1.02mi
936 N 6th St Allentown, PA	3.0	1.0	1014	$1,700	$1.68	24d	1	1.03mi
551 Sumner Ct Allentown, PA	3.0	1.0	1270	$1,700	$1.34	3d	1	1.05mi
407 N 4th St Allentown, PA	3.0	1.5	1321	$1,550	$1.17	24d	1	1.08mi
395 W Allen St Allentown, PA	3.0	1.0	1344	$1,800	$1.34	24d	1	1.10mi
517 Elliger St Allentown, PA	3.0	1.5	1235	$1,700	$1.38	24d	1	1.12mi
1223 N Albright Ave Allentown, PA	3.0	1.5	1080	$2,200	$2.04	44d	1	1.19mi
748 S Hall St Unit 1 Allentown, PA	3.0	1.5	1183	$2,000	$1.69	24d	1	1.24mi
1229 Pericles Pl Whitehall, PA	1.0–3.0	1.0–2.0	1574	$2,750	$1.75	3d	7	1.31mi
2518 W Tilghman St Allentown, PA	3.0	2.0	1388	$1,995	$1.44	3d	1	1.44mi

Listing history 26 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   price $215,000
3. 2026-03-22
   listed $220,000 Active
4. 2017-09-19
   soldstatus $81,000
5. 2017-09-14
   soldstatus $81,000 Sold 377-char remark

   Show marketing remark (377 chars)

   Clean and Well Maintained 4 BR home (one is walk-thru) with three on 2nd floor and a large finished attic. There are Two Full Baths, one on 1st floor and one on 2nd. Gas Utilities and Updated Electric. Public Water & Sewer. Low Maintenance Yard. All appliances remain. Directly across street from Daycare Center. A great bargain for either the owner-occupant or investor!

6. 2017-07-27
   status Pending 377-char remark

   Show marketing remark (377 chars)

   Clean and Well Maintained 4 BR home (one is walk-thru) with three on 2nd floor and a large finished attic. There are Two Full Baths, one on 1st floor and one on 2nd. Gas Utilities and Updated Electric. Public Water & Sewer. Low Maintenance Yard. All appliances remain. Directly across street from Daycare Center. A great bargain for either the owner-occupant or investor!

7. 2017-04-12
   price $84,900 377-char remark

   Show marketing remark (377 chars)

   Clean and Well Maintained 4 BR home (one is walk-thru) with three on 2nd floor and a large finished attic. There are Two Full Baths, one on 1st floor and one on 2nd. Gas Utilities and Updated Electric. Public Water & Sewer. Low Maintenance Yard. All appliances remain. Directly across street from Daycare Center. A great bargain for either the owner-occupant or investor!

8. 2017-03-02
   listed $89,900 Active 377-char remark

   Show marketing remark (377 chars)

   Clean and Well Maintained 4 BR home (one is walk-thru) with three on 2nd floor and a large finished attic. There are Two Full Baths, one on 1st floor and one on 2nd. Gas Utilities and Updated Electric. Public Water & Sewer. Low Maintenance Yard. All appliances remain. Directly across street from Daycare Center. A great bargain for either the owner-occupant or investor!

9. 2016-11-19
   historical
10. 2016-04-01
    price $98,999
11. 2016-02-12
    listed $113,000 Active
12. 2016-02-12
    historical
13. 2015-11-18
    listed $113,550 Active
14. 2013-07-23
    soldstatus $58,700
15. 2013-04-15
    historical
16. 2012-09-25
    historical
17. 2012-08-27
    listed $75,000
18. 2012-08-27
    listed $75,000
19. 2005-09-26
    soldstatus $80,000
20. 2005-09-12
    soldstatus $80,000
21. 2005-05-27
    listed $82,000
22. 2004-12-10
    soldstatus $52,000
23. 2004-12-03
    soldstatus $52,000
24. 2004-12-03
    soldstatus $52,000
25. 2003-12-06
    listed $56,900
26. 1996-09-16
    soldstatus $61,500

ⓘ 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: $1,890 · $158/mo
• Projected year-2 tax: $2,644 · $220/mo
• Expected delta: +$753/yr (+$63/mo · 39.9%)

ⓘ 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 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: $22,124
• − Mortgage interest: −$12,043
• − Property taxes: −$1,890
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$6,255
• Taxable loss: −$2,679
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $1,626/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

+249.6% since first listed

26 events — show timeline

• 2026-04-22 Pending — GLVRMLS
• 2026-04-15 Price Changed $215,000 GLVRMLS
• 2026-03-22 Listed $220,000 GLVRMLS
• 2017-09-19 Sold (Public Records) $81,000 Public Records
• 2017-09-14 Sold (MLS) $81,000 GLVRMLS
• 2017-07-27 Pending — GLVRMLS
• 2017-04-12 Price Changed $84,900 GLVRMLS
• 2017-03-02 Listed $89,900 GLVRMLS
• 2016-11-19 Listing Removed — GLVRMLS
• 2016-04-01 Price Changed $98,999 GLVRMLS
• 2016-02-12 Listed $113,000 GLVRMLS
• 2016-02-12 Listing Removed — GLVRMLS
• 2015-11-18 Listed $113,550 GLVRMLS
• 2013-07-23 Sold (Public Records) $58,700 Public Records
• 2013-04-15 Listing Removed — GLVRMLS
• 2012-09-25 Listing Removed — GLVRMLS
• 2012-08-27 Listed $75,000 GLVRMLS
• 2012-08-27 Listed $75,000 GLVRMLS
• 2005-09-26 Sold (Public Records) $80,000 Public Records
• 2005-09-12 Sold (MLS) $80,000 GLVRMLS
• 2005-05-27 Listed $82,000 GLVRMLS
• 2004-12-10 Sold (Public Records) $52,000 Public Records
• 2004-12-03 Sold (Public Records) $52,000 Public Records
• 2004-12-03 Sold (MLS) $52,000 GLVRMLS
• 2003-12-06 Listed $56,900 GLVRMLS
• 1996-09-16 Sold (Public Records) $61,500 Public Records

Property tax history

-2.1%/yr

Latest (2026): $1,890 · +0.7% YoY. Source: county tax records.