518 Auburn St · Allentown, PA 18103

$179,900

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 9 Days on market

Built 1875 1,320 sqft lot Est $295k · 39% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.6/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Investment opportunity! This property is waiting for your elbow grease and vision. Buyer is responsible for both sides of transfer tax, property being sold as-is, no SDS, corporate addendums apply.

Key facts

• Healthy cash flow
• Cosmetic updates
• Off-street parking

Tags

• CERTIFICATE OF OCCUPANCY
• OFF-STREET PARKING
• STRONG RENTAL INCOME
• HEALTHY CASH FLOW
• COSMETIC UPDATES
• TARGETED IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.4% 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 (+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).
• This rent runs 34% of the median local income ($73k/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 $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 + 7.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $25k; list at $180k implies a 620% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $179,900

Questions for the listing agent

1. Built in 1875 — 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. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $294,784
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 S Meadow St	0.40mi	3/1.0	1,591 (+2%)	12mo	$289,900	$182	68
Carldon St Unit (Also 601 and 605)	0.44mi	4/1.5 (+1)	1,491 (-5%)	0mo	$280,000	$188	64
1030 Colorado St	0.61mi	3/1.5	1,614 (+3%)	1mo	$330,000	$204	64
703 S Filmore St	0.45mi	3/1.5	1,400 (-11%)	3mo	$255,000	$182	57
1123 S 8th St	0.45mi	3/2.0	1,664 (+6%)	24mo	$329,900	$198	45
940 Hamilton St #942	0.72mi	3/2.0	1,686 (+8%)	13mo	$280,000	$166	40
323 Chapel Ave	0.66mi	3/1.5	1,459 (-7%)	24mo	$315,000	$216	36

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: 4.4%
• Equity multiple: 1.18×
• Total profit: $8,907
• Equity at exit: $26,824

10-year hold

• IRR: 17.2%
• Equity multiple: 2.68×
• Total profit: $84,767
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$943
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $459

Break-even live

Break-even rent $1,501

Max offer price $179,900

Occupancy floor 73%

Sensitivity live

Price	-10% $561	-5% $510	+0% $459	+5% $408	+10% $357
Rent	-10% $295	-5% $377	+0% $459	+5% $541	+10% $623
Rate	-1.0pp $550	-0.5pp $505	base $459	+0.5pp $412	+1.0pp $365

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
644 Lehigh St Allentown, PA	3.0	1.0	1714	$2,250	$1.31	44d	1	0.14mi
748 S Hall St Unit 1 Allentown, PA	3.0	1.5	1183	$2,000	$1.69	24d	1	0.23mi
314 Barber St Lot 35 Allentown, PA	3.0	2.5	1525	$2,450	$1.61	19d	1	0.30mi
520 W Cumberland St Allentown, PA	1.0–2.0	1.0–2.0	929	$2,293	$2.47	3d	13	0.33mi
830 W Susquehanna St #814 Allentown, PA	2.0	1.5	1200	$1,625	$1.35	3d	1	0.51mi
146 W Susquehanna St Allentown, PA	2.0	1.5	1200	$1,995	$1.66	14d	1	0.63mi
45 N 6th St Allentown, PA	2.0	1.0–2.0	1002	$3,616	$3.61	3d	13	0.67mi
26 N 6th St Allentown, PA	1.0–2.0	1.0–2.0	953	$2,224	$2.33	3d	9	0.68mi
27 N 7th St Allentown, PA	2.0	1.0–2.0	840	$2,222	$2.64	3d	11	0.70mi
835 Hamilton St Unit 424 Allentown, PA	2.0	2.0	1411	$2,625	$1.86	14d	1	0.70mi
835 Hamilton St Unit 608 Allentown, PA	2.0	2.0	1411	$2,725	$1.93	14d	1	0.70mi
835 Hamilton St Unit 409 Allentown, PA	2.0	2.0	1052	$2,374	$2.26	19d	1	0.70mi
835 Hamilton St Unit 509 Allentown, PA	2.0	2.0	1052	$2,399	$2.28	19d	1	0.71mi
948 W Maple St Allentown, PA	4.0	1.0	1932	$2,300	$1.19	44d	1	0.71mi
932 W Hamilton St Allentown, PA	2.0	1.0–2.0	862	$2,350	$2.73	3d	15	0.72mi
107 N 7th St Allentown, PA	2.0	1.0–2.0	855	$2,972	$3.47	3d	23	0.73mi
1324 S Fountain St Unit 2 Allentown, PA	2.0	1.0	1100	$1,550	$1.41	44d	1	0.74mi
827 Linden St Unit 829-1 Allentown, PA	2.0	2.0	1200	$1,495	$1.25	21d	1	0.78mi
829 Linden St Apt 1 Rear Allentown, PA	2.0	2.0	1200	$1,495	$1.25	24d	1	0.78mi
1010 W Hamilton St Allentown, PA	1.0–2.0	1.0–2.0	943	$2,022	$2.14	3d	6	0.79mi
1324 S 10th St Allentown, PA	2.0	1.0	1150	$1,995	$1.73	3d	1	0.79mi
1012 Constitution Dr Allentown, PA	2.0	1.0	1400	$1,495	$1.07	24d	1	0.79mi
1332 S 10th St Allentown, PA	2.0	1.0	1150	$1,995	$1.73	3d	1	0.81mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	24d	1	0.81mi
1340 S 10th St Allentown, PA	2.0	1.0	1150	$1,895	$1.65	21d	1	0.82mi
144 S 12th St Allentown, PA	4.0	2.0	1242	$2,000	$1.61	3d	1	0.84mi
389 W Turner St Allentown, PA	4.0	1.5	2144	$2,400	$1.12	3d	1	0.84mi
626 Oak St Allentown, PA	3.0	1.0	1396	$1,900	$1.36	44d	1	0.85mi
209 N Eighth St Apt 2 Allentown, PA	3.0	1.0	1430	$1,550	$1.08	44d	1	0.86mi
1036 Linden St #2 Allentown, PA	2.0	1.0	1200	$1,600	$1.33	3d	1	0.89mi
622 W Chew St Unit 2 Allentown, PA	3.0	1.0	1161	$1,600	$1.38	19d	1	0.89mi
1039 E St Unit Linden St unit Apt Allentown, PA	2.0	1.0	1200	$1,500	$1.25	24d	1	0.92mi
111 Ridge Ave Allentown, PA	4.0	1.0	1658	$1,650	$1.00	44d	1	0.95mi
201 N 3rd St Allentown, PA	2.0	2.0	1145	$2,128	$1.86	3d	4	0.96mi
347 N 7th St Apt 3 Allentown, PA	3.0	1.0	1200	$1,500	$1.25	44d	1	1.00mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,700	$1.22	24d	1	1.01mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,600	$1.15	3d	1	1.01mi
407 N 4th St Allentown, PA	3.0	1.5	1321	$1,550	$1.17	24d	1	1.04mi
216 S 14th St Allentown, PA	4.0	1.5	1640	$2,300	$1.40	3d	1	1.04mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	3d	1	1.04mi

Listing history 6 events

1. 2026-04-22
   status Pending
2. 2026-04-11
   listed $179,900 Active
3. 2009-12-01
   soldstatus $25,000 208-char remark

   Show marketing remark (208 chars)

   Excellent Investment opportunity! This property is waiting for your elbow grease and vision. Buyer is responsible for both sides of transfer tax, property being sold as-is, no SDS, corporate addendums apply.

4. 2009-10-17
   historical
5. 2009-09-17
   listed $32,900 208-char remark

   Show marketing remark (208 chars)

   Excellent Investment opportunity! This property is waiting for your elbow grease and vision. Buyer is responsible for both sides of transfer tax, property being sold as-is, no SDS, corporate addendums apply.

6. 2009-08-06
   listed $27,900

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $2,424 · $202/mo
• Expected delta: +$418/yr (+$35/mo · 20.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $24,980
• − Mortgage interest: −$10,077
• − Property taxes: −$2,006
• − Insurance: −$900
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$5,233
• Taxable income: $2,767
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $4,844/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

+544.8% since first listed

6 events — show timeline

• 2026-04-22 Pending — GLVRMLS
• 2026-04-11 Listed $179,900 GLVRMLS
• 2009-12-01 Sold (MLS) $25,000 GLVRMLS
• 2009-10-17 Listing Removed — GLVRMLS
• 2009-09-17 Listed $32,900 GLVRMLS
• 2009-08-06 Listed $27,900 GLVRMLS

Property tax history

-1.9%/yr

Latest (2026): $2,006 · +0.7% YoY. Source: county tax records.