131 W Green St · Allentown, PA 18102

$180,000

4 bd · 1.0 ba · 1,498 sqft · SingleFamily public records · 5 Days on market

Built 1913 1,124 sqft lot Est $225k · 20% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great end-unit opportunity in Allentown with over 1,400 square feet of living space. This home features large bedrooms, a full eat-in kitchen, and a bright living area with oversized windows. The full basement includes a washer and dryer setup, and a newer furnace has already been installed (2025). With solid structure and good mechanicals in place, this property offers strong potential with some cosmetic updates. Middle bedroom is a walkthrough to finished attic. Plenty of storage space on both first and second floors. Located in a convenient area of Allentown close to everyday essentials, this home offers both practicality and potential.

Key facts

• Built 1913
• Listed 5 days

Property features AI

Exterior

• Parking: No garage; On-street parking
• Utilities: Cable available; Public water; Public sewer; 100 amp electrical service with circuit breakers
• Home design: 3 stories; Brick construction
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 15 x 75; Lot information from public records; Zoned R-MH

Interior

• Kitchen: Electric cooktop; Refrigerator; Eat-in kitchen
• Bedrooms: Front bedroom (Second level); Middle bedroom (Second level); Rear bedroom (Second level)
• Flooring: Carpet; Ceramic tile; Laminate; Resilient flooring; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Oil heating; Radiators
• Interior features: Attic; Dining area; Eat-in kitchen; Storage
• Laundry & utility: Laundry on lower level; Other-type water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/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 8.8% 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 (+5.5%/yr); 167 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); lower-income renter base — watch delinquency; 765 units permitted in Lehigh County in 2024 (286 in 5+ unit buildings).
• At $1,967/mo this rent would consume 55% 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $50k cash investment doubles in ~9 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 $37k; list at $180k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $180,000

Questions for the listing agent

1. Built in 1913 — 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: 1.09% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $224,700
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 N Wood St	0.71mi	4/1.0	1,536 (+2%)	3mo	$230,000	$150	61
133 Oakwood Dr	0.43mi	4/2.5	1,680 (+12%)	10mo	$410,000	$244	46
175 W Pine St	0.43mi	3/1.0 (-1)	1,344 (-10%)	17mo	$115,000	$86	44

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-548
• Equity at exit: $26,839

10-year hold

• IRR: 11.7%
• Equity multiple: 2.02×
• Total profit: $51,594
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$944
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $371

Break-even live

Break-even rent $1,498

Max offer price $180,000

Occupancy floor 76%

Sensitivity live

Price	-10% $472	-5% $421	+0% $371	+5% $320	+10% $269
Rent	-10% $215	-5% $293	+0% $371	+5% $448	+10% $526
Rate	-1.0pp $461	-0.5pp $416	base $371	+0.5pp $324	+1.0pp $276

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 W Tilghman St Allentown, PA	5.0	2.0	1801	$2,250	$1.25	24d	1	0.12mi
177 W Tilghman St Allentown, PA	3.0	1.5	1800	$1,650	$0.92	3d	1	0.13mi
1111 Fullerton Ave Allentown, PA	5.0	1.5	1670	$2,200	$1.32	44d	1	0.36mi
132 Chew St Allentown, PA	3.0	1.0	1160	$1,995	$1.72	15d	1	0.49mi
395 W Allen St Allentown, PA	3.0	1.0	1344	$1,800	$1.34	24d	1	0.49mi
517 Elliger St Allentown, PA	3.0	1.5	1235	$1,700	$1.38	24d	1	0.50mi
213 Chew St Allentown, PA	5.0	1.0	1725	$2,100	$1.22	44d	1	0.50mi
236 N Front St Allentown, PA	3.0	1.0	1020	$1,800	$1.76	3d	1	0.51mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,700	$1.22	24d	1	0.57mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,600	$1.15	3d	1	0.57mi
407 N 4th St Allentown, PA	3.0	1.5	1321	$1,550	$1.17	24d	1	0.59mi
854 N Penn St Allentown, PA	3.0	1.5	1502	$1,850	$1.23	15d	1	0.59mi
111 Ridge Ave Allentown, PA	4.0	1.0	1658	$1,650	$1.00	44d	1	0.65mi
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	0.73mi
432 N Law St Allentown, PA	4.0	1.0	1328	$1,500	$1.13	15d	1	0.74mi
551 Sumner Ct Allentown, PA	3.0	1.0	1270	$1,700	$1.34	3d	1	0.75mi
528 N 6th St Allentown, PA	3.0	1.0	967	$1,700	$1.76	15d	1	0.77mi
936 N 6th St Allentown, PA	3.0	1.0	1014	$1,700	$1.68	24d	1	0.77mi
622 Park St Allentown, PA	5.0	1.5	1638	$2,300	$1.40	3d	1	0.79mi
450 Hanover Ave Allentown, PA	5.0	1.0	1692	$2,200	$1.30	24d	1	0.80mi
631 W Allen St Allentown, PA	5.0	1.5	1695	$2,100	$1.24	44d	1	0.81mi
347 N 7th St Apt 3 Allentown, PA	3.0	1.0	1200	$1,500	$1.25	44d	1	0.90mi
622 W Chew St Unit 2 Allentown, PA	3.0	1.0	1161	$1,600	$1.38	20d	1	0.91mi
626 Oak St Allentown, PA	3.0	1.0	1396	$1,900	$1.36	44d	1	0.93mi
856 N 8th St Allentown, PA	5.0	1.5	1499	$1,975	$1.32	20d	1	0.95mi
814 Washington St #2 Allentown, PA	4.0	1.0	1200	$1,600	$1.33	3d	1	0.97mi
635 N Lumber St Allentown, PA	3.0	1.5	1117	$1,750	$1.57	3d	1	0.98mi
823 W Washington St Allentown, PA	4.0	1.0	1400	$1,950	$1.39	15d	1	0.99mi
743 N Halstead St Allentown, PA	3.0	1.0	1356	$1,800	$1.33	3d	1	1.00mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	3d	1	1.07mi
915 Tilghman St Apt 4 Allentown, PA	3.0	1.0	1250	$1,750	$1.40	24d	1	1.07mi
209 N Eighth St Apt 2 Allentown, PA	3.0	1.0	1430	$1,550	$1.08	44d	1	1.07mi
1 Maryland Cir Whitehall, PA	1.0–3.0	1.0–2.0	960	$2,349	$2.45	3d	5	1.10mi
230 E Fairview St Allentown, PA	3.0	2.0	1414	$2,300	$1.63	24d	1	1.11mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	24d	1	1.19mi
944 W Gordon St Allentown, PA	3.0	1.5	1146	$1,750	$1.53	24d	1	1.19mi
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	3d	1	1.30mi
314 Barber St Lot 35 Allentown, PA	3.0	2.5	1525	$2,450	$1.61	20d	1	1.30mi
229 Peach St Allentown, PA	3.0	2.0	882	$1,800	$2.04	15d	1	1.35mi

Listing history 3 events

1. 2026-04-13
   status Pending
2. 2026-04-07
   listed $180,000 Active
3. 1995-08-01
   soldstatus $37,000

ⓘ 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: $1,973 · $164/mo
• Projected year-2 tax: $2,408 · $201/mo
• Expected delta: +$436/yr (+$36/mo · 22.1%)

ⓘ 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 ≥100°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: $23,603
• − Mortgage interest: −$10,083
• − Property taxes: −$1,973
• − Insurance: −$900
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$5,236
• Taxable income: $1,634
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $4,054/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

+386.5% since first listed

3 events — show timeline

• 2026-04-13 Pending — GLVRMLS
• 2026-04-07 Listed $180,000 GLVRMLS
• 1995-08-01 Sold (Public Records) $37,000 Public Records

Property tax history

-2.1%/yr

Latest (2026): $1,973 · +0.7% YoY. Source: county tax records.