45 E Cumberland · Allentown, PA 18103

$159,900

3 bd · 1.0 ba · 1,308 sqft · Townhouse public records · 5 Days on market

Built 1890 1,925 sqft lot Est $247k · 35% under

---

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 +8.8/10.0
• 1% rule +6.9/10.0
• 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

South Allentown row home featuring 3 bedrooms (including one walk-through), 1 full bath, and 1 toilet room, a walk-up attic for additional storage, and a traditional floor plan. The property requires updates and renovation, providing an opportunity to improve and customize. Conveniently located near local amenities, including shopping, dining, parks, and schools. Property requires repairs and is being sold AS-IS. Good opportunity for investors or buyers looking to renovate. The City of Allentown Pre-sale inspection has been completed; the buyer is responsible for all required repairs and for city requirements to obtain a clear Certificate of Occupancy. The owner is a licensed PA Realtor.

Key facts

• Shopping
• Local amenities
• Parks

Tags

• WALK-UP ATTIC
• TRADITIONAL FLOOR PLAN
• LOCAL AMENITIES
• SHOPPING
• DINING
• PARKS

Property features AI

Finance

• HOA & community: Curbs; Sidewalks

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; 100 amp electric service with circuit breakers; Gas water heater
• Home design: 2 stories; Aluminum siding
• Construction: Asphalt/fiberglass roof; Block foundation; Built with aluminum siding
• Exterior features: Porch; Flat lot; Paved public road frontage; Lot dimensions approximately 17.29 x 107 (irregular)

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Total rooms: 6; Has basement (lower level bedrooms possible)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Attic; Dining area; Separate/formal dining room; Eat-in kitchen; Storage; Storm door(s); Screens on windows
• Laundry & utility: Washer hookup (lower level); Dryer hookup (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.3% 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 14d 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 31% 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $160k implies a 788% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $159,900

Questions for the listing agent

1. Built in 1890 — 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: 1.19% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $247,212
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1324 S 2nd St	0.34mi	3/1.0	1,298 (-1%)	1mo	$245,000	$189	82
939 S Filmore St	0.12mi	3/2.0	1,352 (+3%)	6mo	$235,000	$174	80
701 S Front St	0.33mi	2/1.5 (-1)	1,272 (-3%)	6mo	$245,000	$193	68
141 Lynnwood St	0.41mi	2/2.0 (-1)	1,288 (-2%)	5mo	$270,000	$210	65
431 E Susquehanna St	0.38mi	4/1.0 (+1)	1,255 (-4%)	7mo	$205,000	$163	64
38 Pittston St	0.36mi	3/1.5	1,208 (-8%)	6mo	$245,000	$203	64
313 W Susquehanna St	0.33mi	3/1.0	1,176 (-10%)	5mo	$220,000	$187	64
740 Genesee St	0.33mi	3/1.0	1,430 (+9%)	8mo	$233,000	$163	63
329 W Brookdale St	0.72mi	3/1.5	1,316 (+1%)	2mo	$285,000	$217	62
1865 Chapel Ave	0.68mi	3/1.0	1,370 (+5%)	5mo	$192,000	$140	56
102 W Brookdale St	0.69mi	3/1.0	1,220 (-7%)	3mo	$242,000	$198	54
203 Brookdale St	0.68mi	3/1.5	1,501 (+15%)	6mo	$280,000	$187	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: 4.5%
• Equity multiple: 1.18×
• Total profit: $8,060
• Equity at exit: $23,842

10-year hold

• IRR: 17.4%
• Equity multiple: 2.71×
• Total profit: $76,493
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$839
• Tax from tax record: −$195 /mo · $2,341/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $406

Break-even live

Break-even rent $1,393

Max offer price $159,900

Occupancy floor 74%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Constitution Dr Allentown, PA	2.0	1.0	1400	$1,495	$1.07	23d	1	0.05mi
146 W Susquehanna St Allentown, PA	2.0	1.5	1200	$1,995	$1.66	14d	1	0.24mi
1509 S Albert St Allentown, PA	3.0	1.0	920	$1,750	$1.90	21d	1	0.31mi
717 S Filmore St Allentown, PA	2.0	1.0	950	$1,745	$1.84	2d	1	0.35mi
1701 S Albert St Allentown, PA	2.0	1.0	980	$1,450	$1.48	43d	1	0.52mi
605 E Susquehanna St Allentown, PA	3.0	1.0	1092	$2,500	$2.29	14d	1	0.55mi
520 W Cumberland St Allentown, PA	1.0–2.0	1.0–2.0	929	$2,293	$2.47	2d	13	0.68mi
314 Barber St Lot 35 Allentown, PA	3.0	2.5	1525	$2,450	$1.61	18d	1	0.68mi
1848 S Wood St Allentown, PA	2.0	1.5	900	$1,650	$1.83	18d	1	0.72mi
503 S Austin St Unit 520 Allentown, PA	2.0	1.0	1000	$1,650	$1.65	14d	1	0.79mi
503 S Austin St Unit 524 Allentown, PA	2.0	1.0	1000	$1,750	$1.75	23d	1	0.79mi
503 S Austin St Unit 514 Allentown, PA	2.0	1.0	1000	$1,550	$1.55	14d	1	0.79mi
503 S Austin St Unit A Allentown, PA	2.0	1.0	1000	$1,650	$1.65	2d	1	0.79mi
503 S Austin St Unit 503 A Allentown, PA	2.0	1.0	1000	$1,900	$1.90	14d	1	0.81mi
503 S Austin St Unit 517 A Allentown, PA	2.0	1.0	1000	$1,900	$1.90	14d	1	0.81mi
702 Saint John St Apt 3 Allentown, PA	2.0	1.0	896	$1,400	$1.56	2d	1	0.82mi
644 Lehigh St Allentown, PA	3.0	1.0	1714	$2,250	$1.31	43d	1	0.86mi
748 S Hall St Unit 1 Allentown, PA	3.0	1.5	1183	$2,000	$1.69	23d	1	0.92mi
230 E Fairview St Allentown, PA	3.0	2.0	1414	$2,300	$1.63	23d	1	0.94mi
830 W Susquehanna St #814 Allentown, PA	2.0	1.5	1200	$1,625	$1.35	2d	1	0.96mi
519 Vine St Allentown, PA	3.0	1.0	1100	$2,400	$2.18	2d	1	1.04mi
333 River Dr Allentown, PA	1.0–2.0	1.0–2.0	869	$2,025	$2.33	2d	13	1.04mi
303 E Union St Unit 1st Allentown, PA	2.0	1.0	977	$1,550	$1.59	43d	1	1.09mi
2307 S 5th St Allentown, PA	3.0	1.5	1296	$2,300	$1.77	14d	1	1.09mi
2013 S 6th St Allentown, PA	3.0	1.0	1080	$2,300	$2.13	14d	1	1.10mi
2402 S 2nd St Allentown, PA	2.0	1.0	1000	$1,895	$1.90	2d	1	1.11mi
1316 S Fountain St Unit 1st floor Allentown, PA	2.0	1.0	1000	$1,550	$1.55	2d	1	1.13mi
1324 S Fountain St Unit 2 Allentown, PA	2.0	1.0	1100	$1,550	$1.41	43d	1	1.13mi
111 Ridge Ave Allentown, PA	4.0	1.0	1658	$1,650	$1.00	43d	1	1.17mi
101 W Mountain Rd Allentown, PA	2.0	2.0	972	$1,795	$1.85	43d	1	1.17mi
101 W Mountain Rd Allentown, PA	2.0	2.0	972	$1,795	$1.85	2d	1	1.17mi
1324 S 10th St Allentown, PA	2.0	1.0	1150	$1,995	$1.73	2d	1	1.20mi
1332 S 10th St Allentown, PA	2.0	1.0	1150	$1,995	$1.73	2d	1	1.21mi
1340 S 10th St Allentown, PA	2.0	1.0	1150	$1,895	$1.65	21d	1	1.21mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,600	$1.15	2d	1	1.26mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,700	$1.22	23d	1	1.26mi
1014 Hoe St Allentown, PA	2.0	1.0	1016	$1,850	$1.82	43d	1	1.26mi
45 N 6th St Allentown, PA	2.0	1.0–2.0	1002	$3,616	$3.61	2d	13	1.30mi
2074 Baker Dr Allentown, PA	3.0	1.0	1462	$2,195	$1.50	43d	1	1.30mi
201 N 3rd St Allentown, PA	2.0	2.0	1145	$2,128	$1.86	2d	4	1.30mi

Listing history 2 events

1. 2026-05-23
   listed $159,900 Active
2. 1984-08-29
   soldstatus $18,000

ⓘ 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: $2,341 · $195/mo
• Projected year-2 tax: $2,434 · $203/mo
• Expected delta: +$93/yr (+$8/mo · 4.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $22,880
• − Mortgage interest: −$8,957
• − Property taxes: −$2,341
• − Insurance: −$800
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$4,652
• Taxable income: $2,470
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $4,279/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

+788.3% since first listed

2 events — show timeline

• 2026-05-23 Listed $159,900 GLVRMLS
• 1984-08-29 Sold (Public Records) $18,000 Public Records

Property tax history

-1.8%/yr

Latest (2026): $2,341 · +0.8% YoY. Source: county tax records.