313 N Church St · Allentown, PA 18102

$179,900

3 bd · 1.0 ba · 1,472 sqft · Townhouse public records · 30 Days on market

Built 1873 1,760 sqft lot $122/sqft · 22% above area Est $147k · 22% over

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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).

• Cash flow +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom house, with dining room, eat in kitchen, and laundry room. 2 car off street parking in the rear of the house. Tenant pays $750.00/month in rent.

Key facts

• New water heater
• Off-street parking
• New heating system

Tags

• RECENT INTERIOR PAINTING
• NEW HEATING SYSTEM
• NEW WATER HEATER
• OFF-STREET PARKING
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: 200+ amp electric service; Public water; Public sewer
• Home design: Aluminum siding and brick veneer exterior; Asphalt/fiberglass roof
• Construction: Year built unknown
• Exterior features: Lot zoned R-MH

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Ceramic tile; Laminate; Resilient
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Dining area; Separate/formal dining room; Eat-in kitchen; Has basement (other)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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: Central El Sch (math 2% / reading 24%, grade F, #1,354 of 1,518 statewide, top 89%, 662 students, 100% FRL); Francis D Raub Ms (math 2% / reading 24%, grade F, #484 of 512 statewide, top 95%, 909 students, 100% FRL); William Allen Hs (math 29% / reading 10%, grade F, #392 of 437 statewide, top 90%, 2,852 students, 87% 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 (+5.5%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,814/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 $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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $54k; list at $180k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1873 — 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 $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1873 — 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. 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?
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: 1.01% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $146,889
• List price: $179,900
• Delta: 22.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 N Lumber	0.23mi	4/1.0 (+1)	1,440 (-2%)	2mo	$132,000	$92	79
613 W Allen St	0.27mi	4/1.5 (+1)	1,480 (+0%)	1mo	$220,000	$149	78
815 Greenleaf St	0.64mi	3/1.0	1,442 (-2%)	2mo	$185,000	$128	65
634 N New St	0.48mi	4/1.0 (+1)	1,391 (-6%)	2mo	$216,000	$155	62
1029 W Allen St	0.54mi	3/1.5	1,392 (-5%)	2mo	$210,000	$151	62
816 W Allen St	0.33mi	4/2.0 (+1)	1,328 (-10%)	0mo	$165,000	$124	59
384 W Gordon St	0.35mi	3/1.0	1,266 (-14%)	2mo	$200,000	$158	59
215 N 10th St	0.41mi	4/2.0 (+1)	1,590 (+8%)	1mo	$267,000	$168	57
408 N 2nd St	0.60mi	4/1.5 (+1)	1,380 (-6%)	0mo	$202,500	$147	54
616 N 12th St	0.70mi	3/2.0	1,380 (-6%)	1mo	$230,000	$167	52
732 N 10th St	0.61mi	4/1.5 (+1)	1,310 (-11%)	1mo	$245,000	$187	46
1109 W Washington	0.74mi	3/1.5	1,624 (+10%)	2mo	$251,500	$155	45

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-7,822
• Equity at exit: $26,824

10-year hold

• IRR: 8.2%
• Equity multiple: 1.69×
• Total profit: $34,657
• 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 18102

• Rents YoY: 5.5%
• Active inventory: 170
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$943
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $262

Break-even live

Break-even rent $1,482

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $364	-5% $313	+0% $262	+5% $211	+10% $161
Rent	-10% $119	-5% $191	+0% $262	+5% $334	+10% $406
Rate	-1.0pp $353	-0.5pp $308	base $262	+0.5pp $216	+1.0pp $168

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
622 W Chew St Unit 2 Allentown, PA	3.0	1.0	1161	$1,600	$1.38	21d	1	0.04mi
347 N 7th St Apt 3 Allentown, PA	3.0	1.0	1200	$1,500	$1.25	45d	1	0.08mi
626 Oak St Allentown, PA	3.0	1.0	1396	$1,900	$1.36	45d	1	0.08mi
432 N Law St Allentown, PA	4.0	1.0	1328	$1,500	$1.13	16d	1	0.17mi
209 N Eighth St Apt 2 Allentown, PA	3.0	1.0	1430	$1,550	$1.08	45d	1	0.17mi
440 N Hall St Unit 2 Allentown, PA	2.0	1.0	989	$1,400	$1.42	45d	1	0.19mi
107 N 7th St Allentown, PA	2.0	1.0–2.0	855	$2,972	$3.47	4d	23	0.21mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	4d	1	0.23mi
528 N 6th St Allentown, PA	3.0	1.0	967	$1,700	$1.76	16d	1	0.23mi
27 N 7th St Allentown, PA	2.0	1.0–2.0	840	$2,222	$2.64	4d	11	0.24mi
26 N 6th St Allentown, PA	1.0–2.0	1.0–2.0	953	$2,224	$2.33	4d	9	0.25mi
45 N 6th St Allentown, PA	2.0	1.0–2.0	1002	$3,616	$3.61	4d	13	0.26mi
451 W Liberty St Allentown, PA	2.0	1.0	1126	$1,395	$1.24	45d	1	0.27mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	25d	1	0.29mi
827 Linden St Unit 829-1 Allentown, PA	2.0	2.0	1200	$1,495	$1.25	23d	1	0.30mi
829 Linden St Apt 1 Rear Allentown, PA	2.0	2.0	1200	$1,495	$1.25	25d	1	0.30mi
407 N 4th St Allentown, PA	3.0	1.5	1321	$1,550	$1.17	25d	1	0.33mi
944 W Gordon St Allentown, PA	3.0	1.5	1146	$1,750	$1.53	25d	1	0.35mi
835 Hamilton St Unit 509 Allentown, PA	2.0	2.0	1052	$2,399	$2.28	21d	1	0.37mi
835 Hamilton St Unit 608 Allentown, PA	2.0	2.0	1411	$2,725	$1.93	16d	1	0.38mi
835 Hamilton St Unit 409 Allentown, PA	2.0	2.0	1052	$2,374	$2.26	21d	1	0.38mi
835 Hamilton St Unit 424 Allentown, PA	2.0	2.0	1411	$2,625	$1.86	16d	1	0.38mi
535 Tilghman St Unit 1ST Allentown, PA	2.0	1.0	900	$1,495	$1.66	4d	1	0.40mi
535 Tilghman St Unit 2ND Allentown, PA	4.0	2.0	1500	$1,750	$1.17	4d	1	0.40mi
635 N Lumber St Allentown, PA	3.0	1.5	1117	$1,750	$1.57	4d	1	0.40mi
517 Elliger St Allentown, PA	3.0	1.5	1235	$1,700	$1.38	25d	1	0.40mi
395 W Allen St Allentown, PA	3.0	1.0	1344	$1,800	$1.34	25d	1	0.42mi
229 Peach St Allentown, PA	3.0	2.0	882	$1,800	$2.04	16d	1	0.47mi
818 Walnut St Apt 5 Allentown, PA	2.0	1.0	936	$1,450	$1.55	21d	1	0.48mi
915 Tilghman St Apt 4 Allentown, PA	3.0	1.0	1250	$1,750	$1.40	25d	1	0.48mi
932 W Hamilton St Allentown, PA	2.0	1.0–2.0	862	$2,350	$2.73	4d	15	0.49mi
814 Washington St #2 Allentown, PA	4.0	1.0	1200	$1,600	$1.33	4d	1	0.52mi
1039 E St Unit Linden St unit Apt Allentown, PA	2.0	1.0	1200	$1,500	$1.25	25d	1	0.52mi
1036 Linden St #2 Allentown, PA	2.0	1.0	1200	$1,600	$1.33	4d	1	0.53mi
45 N 11th St Unit 3 Allentown, PA	2.0	1.0	900	$1,250	$1.39	4d	1	0.54mi
823 W Washington St Allentown, PA	4.0	1.0	1400	$1,950	$1.39	16d	1	0.54mi
408 Washington St Unit 2W Allentown, PA	2.0	1.0	1200	$1,395	$1.16	4d	1	0.56mi
1010 W Hamilton St Allentown, PA	1.0–2.0	1.0–2.0	943	$2,022	$2.14	4d	6	0.57mi
201 N 3rd St Allentown, PA	2.0	2.0	1145	$2,128	$1.86	4d	4	0.57mi
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	4d	1	0.61mi

Listing history 18 events

1. 2026-06-14
   statusdays on market $179,900 Pending 30 DOM
2. 2026-06-10
   days on market $179,900 Active 29 DOM
3. 2026-06-09
   days on market $179,900 Active 28 DOM
4. 2026-06-08
   days on market $179,900 Active 27 DOM
5. 2026-06-07
   days on market $179,900 Active 26 DOM
6. 2026-06-03
   days on market $179,900 Active 22 DOM
7. 2026-06-02
   days on market $179,900 Active 21 DOM
8. 2026-06-01
   days on market $179,900 Active 20 DOM
9. 2026-05-31
   days on market $179,900 Active 19 DOM
10. 2026-05-31
    days on market $179,900 Active 18 DOM
11. 2026-05-12
    listed $179,900 Active 527-char remark
12. 2006-09-22
    soldstatus $54,200
13. 2006-09-21
    soldstatus $54,200 154-char remark

    Show marketing remark (154 chars)

    4 bedroom house, with dining room, eat in kitchen, and laundry room. 2 car off street parking in the rear of the house. Tenant pays $750.00/month in rent.

14. 2006-08-14
    listed $69,900 154-char remark

    Show marketing remark (154 chars)

    4 bedroom house, with dining room, eat in kitchen, and laundry room. 2 car off street parking in the rear of the house. Tenant pays $750.00/month in rent.

15. 2006-08-12
    historical
16. 2005-11-11
    listed $69,900
17. 2005-11-11
    historical
18. 2005-07-11
    listed $59,900

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $2,334 · $194/mo
• Expected delta: +$508/yr (+$42/mo · 27.9%)

ⓘ 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 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: $21,765
• − Mortgage interest: −$10,077
• − Property taxes: −$1,825
• − Insurance: −$900
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$5,233
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $3,089/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

+200.3% since first listed

9 events — show timeline

• 2026-06-11 Pending — GLVRMLS
• 2026-05-12 Listed $179,900 GLVRMLS
• 2006-09-22 Sold (Public Records) $54,200 Public Records
• 2006-09-21 Sold (MLS) $54,200 GLVRMLS
• 2006-08-14 Listed $69,900 GLVRMLS
• 2006-08-12 Listing Removed — GLVRMLS
• 2005-11-11 Listing Removed — GLVRMLS
• 2005-11-11 Listed $69,900 GLVRMLS
• 2005-07-11 Listed $59,900 GLVRMLS

Property tax history

-1.9%/yr

Latest (2026): $1,825 · +0.8% YoY. Source: county tax records.