634 N 12th St · Allentown, PA 18102

$249,900

5 bd · 1.0 ba · 1,745 sqft · SingleFamily public records · 56 Days on market

Built 1915 1,800 sqft lot Est $363k · 31% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

North Allentown Brick Townhouse Ready for New Owners! Home is currently leased to long-term Tenants for $1450/Month! Spacious 5 Bedroom, 1 Bath Home Features Over 1745sf of Living Space along with Detached 2-Car Garage on a Separately Deeded Lot across Alley! Open Living Room/Dining Room Area; Modern Kitchen with Electric Range & Refrigerator! Fenced Rear Yard! Close to Shopping, Parks, Schools, Route 22, PA Turnpike & All Major Highways! Total Taxes Only $2700/Year! Call today to schedule your showing! A MUST SEE!!!

Key facts

• Close to parks
• Brick townhouse
• Modern kitchen

Tags

• BRICK TOWNHOUSE
• DETACHED 2-CAR GARAGE
• FENCED REAR YARD
• MODERN KITCHEN
• CLOSE TO SHOPPING
• CLOSE TO PARKS

🏷️ Possibly a rental listed for sale. The $249,900 price doesn't fit this home's estimated sale value (~$362,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $47 ($565/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 $221k (11.7% below list).
• Recommended offer: $221k (11.7% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2,208/mo this rent would consume 61% 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 $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

• It's been on market 56 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $250k implies a 614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,750 (11.7% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.88% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $362,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 N 10th St	0.52mi	4/1.5 (-1)	1,712 (-2%)	1mo	$385,000	$225	65
422 N 11th St	0.25mi	4/2.5 (-1)	1,563 (-10%)	18mo	$270,000	$173	45
1030 N 10th St	0.47mi	4/2.5 (-1)	1,927 (+10%)	10mo	$400,000	$208	42
924 Oak St	0.53mi	6/2.5 (+1)	1,620 (-7%)	23mo	$228,000	$141	34

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-31,835
• Equity at exit: $37,261

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $572
• Equity at exit: $21,607

Cash invested: $69,972 (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 18102

• Rents YoY: 5.5%
• Active inventory: 167
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$227 /mo · $2,720/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $47

Break-even live

Break-even rent $2,148

Max offer price $249,900

Occupancy floor 93%

Sensitivity live

Price	-10% $189	-5% $118	+0% $47	+5% $-24	+10% $-94
Rent	-10% $-127	-5% $-40	+0% $47	+5% $134	+10% $221
Rate	-1.0pp $173	-0.5pp $111	base $47	+0.5pp $-18	+1.0pp $-84

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	3d	1	0.09mi
1338 W Liberty St Allentown, PA	4.0	1.0	1526	$2,000	$1.31	15d	1	0.28mi
1348 W Liberty St Allentown, PA	5.0	1.0	1561	$1,900	$1.22	24d	1	0.30mi
1455 W Tilghman St Allentown, PA	4.0	1.5	1520	$1,850	$1.22	44d	1	0.36mi
823 W Washington St Allentown, PA	4.0	1.0	1400	$1,950	$1.39	15d	1	0.41mi
814 Washington St #2 Allentown, PA	4.0	1.0	1200	$1,600	$1.33	3d	1	0.43mi
1341 Chew St Allentown, PA	5.0	1.5	2139	$2,500	$1.17	22d	1	0.43mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	3d	1	0.48mi
856 N 8th St Allentown, PA	5.0	1.5	1499	$1,975	$1.32	20d	1	0.49mi
738 W Cedar St Allentown, PA	5.0	1.5	1900	$2,500	$1.32	44d	1	0.51mi
631 W Allen St Allentown, PA	5.0	1.5	1695	$2,100	$1.24	44d	1	0.59mi
622 Park St Allentown, PA	5.0	1.5	1638	$2,300	$1.40	3d	1	0.60mi
1538 Chew St Allentown, PA	5.0	1.0	1874	$2,800	$1.49	20d	1	0.60mi
535 Tilghman St Unit 2ND Allentown, PA	4.0	2.0	1500	$1,750	$1.17	3d	1	0.69mi
913 N 6th St Allentown, PA	4.0	1.0	1476	$1,698	$1.15	15d	1	0.72mi
432 N Law St Allentown, PA	4.0	1.0	1328	$1,500	$1.13	15d	1	0.74mi
36 S Jefferson St Allentown, PA	5.0	1.5	2128	$2,500	$1.17	15d	1	0.77mi
948 W Maple St Allentown, PA	4.0	1.0	1932	$2,300	$1.19	44d	1	0.79mi
41 S Franklin St Allentown, PA	5.0	2.0	1897	$2,500	$1.32	15d	1	0.83mi
144 S 12th St Allentown, PA	4.0	2.0	1242	$2,000	$1.61	3d	1	0.87mi
1542 Walnut St Apt 2 Allentown, PA	4.0	1.0	1132	$1,850	$1.63	22d	1	0.93mi
216 S 14th St Allentown, PA	4.0	1.5	1640	$2,300	$1.40	3d	1	0.95mi
1304 N 4th St Allentown, PA	5.0	2.0	1891	$2,900	$1.53	44d	1	0.99mi
389 W Turner St Allentown, PA	4.0	1.5	2144	$2,400	$1.12	3d	1	1.07mi
213 Chew St Allentown, PA	5.0	1.0	1725	$2,100	$1.22	44d	1	1.24mi
164 W Tilghman St Allentown, PA	5.0	2.0	1801	$2,250	$1.25	24d	1	1.30mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,600	$1.15	3d	1	1.39mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,700	$1.22	24d	1	1.39mi
630 N Front St Allentown, PA	4.0	1.0	1912	$1,900	$0.99	24d	1	1.43mi
111 Ridge Ave Allentown, PA	4.0	1.0	1658	$1,650	$1.00	44d	1	1.44mi
1111 Fullerton Ave Allentown, PA	5.0	1.5	1670	$2,200	$1.32	44d	1	1.45mi

Listing history 4 events

1. 2026-04-07
   status Pending
2. 2026-02-09
   listed $249,900 Active
3. 2015-10-30
   soldstatus $35,000
4. 1980-08-01
   soldstatus $36,000

ⓘ 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: $2,720 · $227/mo
• Projected year-2 tax: $3,334 · $278/mo
• Expected delta: +$614/yr (+$51/mo · 22.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $26,490
• − Mortgage interest: −$13,998
• − Property taxes: −$2,720
• − Insurance: −$1,916
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$7,270
• Taxable loss: −$3,652
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $1,442/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

+594.2% since first listed

4 events — show timeline

• 2026-04-07 Pending — GLVRMLS
• 2026-02-09 Listed $249,900 GLVRMLS
• 2015-10-30 Sold (Public Records) $35,000 Public Records
• 1980-08-01 Sold (Public Records) $36,000 Public Records

Property tax history

-2.0%/yr

Latest (2026): $2,720 · +0.7% YoY. Source: county tax records.