658 W Brookdale St · Allentown, PA 18103

$224,900

3 bd · 1.0 ba · 1,248 sqft · Townhouse public records · 3 Days on market

Built 1955 4,410 sqft lot Est $236k · at est.

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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 +13.6/30.0
• ARV discount +9.6/15.0
• Rent growth +4.3/5.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of 658 W Brookdale Street, where classic brick and vinyl construction creates an inviting exterior. This residence offers an exceptional blend of comfort and practicality located in Allentown's south side. Step inside to the welcoming foyer with a distinctive checkered tile floor continuing to first floor bedroom/office and a utility area that opens to the rear yard. Upstairs you will find hardwood floors that extend throughout the 2nd floor living areas and bedrooms, creating a warm and cohesive atmosphere. The open floorplan seamlessly connects the kitchen, to the living space, making it ideal for both daily living and entertaining. Natural light fills each room, parti

Key facts

• Utility shed
• Checkered tile floor
• Private backyard

Tags

• CHECKERED TILE FLOOR
• HARDWOOD FLOORS
• OPEN FLOORPLAN
• PRIVATE BACKYARD
• PAVER PATIO
• UTILITY SHED

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Built-in garage (1 car); Off-street and on-street parking available
• Utilities: Public water; Public sewer; Electric service: 100 amps with circuit breakers
• Home design: 2-story house; Aluminum siding and brick exterior
• Construction: Built-up and rolled/hot mop roof; Slab foundation
• Exterior features: Patio; Shed(s); Lot is flat to sloped

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating with baseboard units; Wall cooling unit(s)
• Interior features: Storm door(s); Dining area / Separate formal dining room
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $12 ($148/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 $197k (12.4% below list).
• Recommended offer: $197k (12.4% below list) — sets the bar for 1% rule.

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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 32% 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $225k implies a 351% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $196,914 (12.4% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $235,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1831 S Church St	0.06mi	3/1.0	1,248 (0%)	7mo	$234,900	$188	92
329 W Brookdale St	0.32mi	3/1.5	1,316 (+5%)	2mo	$285,000	$217	73
1996 Hall St	0.35mi	3/1.0	1,334 (+7%)	3mo	$240,000	$180	70
1992 S Delaware St	0.41mi	3/1.0	1,327 (+6%)	1mo	$257,000	$194	69
102 W Brookdale St	0.53mi	3/1.0	1,220 (-2%)	3mo	$242,000	$198	69
1324 S 2nd St	0.57mi	3/1.0	1,298 (+4%)	1mo	$245,000	$189	66
2307 S 5th St	0.48mi	3/1.5	1,326 (+6%)	4mo	$205,000	$155	62
1220 S 8th St	0.56mi	3/1.5	1,152 (-8%)	2mo	$242,000	$210	57
313 W Susquehanna St	0.67mi	3/1.0	1,176 (-6%)	5mo	$220,000	$187	55
2208 S 9th St	0.60mi	2/1.0 (-1)	1,340 (+7%)	1mo	$202,000	$151	54
2441 S 4th St	0.67mi	3/1.5	1,308 (+5%)	7mo	$271,000	$207	53
1865 Chapel Ave	0.61mi	3/1.0	1,370 (+10%)	5mo	$192,000	$140	51

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-27,283
• Equity at exit: $33,533

10-year hold

• IRR: 2.7%
• Equity multiple: 1.23×
• Total profit: $14,604
• Equity at exit: $19,445

Cash invested: $62,972 (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 18103

• Rents YoY: 7.0%
• Active inventory: 161
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $12

Break-even live

Break-even rent $1,954

Max offer price $224,900

Occupancy floor 94%

Sensitivity live

Price	-10% $140	-5% $76	+0% $12	+5% $-51	+10% $-115
Rent	-10% $-143	-5% $-65	+0% $12	+5% $90	+10% $168
Rate	-1.0pp $126	-0.5pp $70	base $12	+0.5pp $-46	+1.0pp $-105

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2013 S 6th St Allentown, PA	3.0	1.0	1080	$2,300	$2.13	15d	1	0.28mi
519 Vine St Allentown, PA	3.0	1.0	1100	$2,400	$2.18	3d	1	0.30mi
2074 Baker Dr Allentown, PA	3.0	1.0	1462	$2,195	$1.50	44d	1	0.39mi
749 Benton St Allentown, PA	3.0	1.0	1152	$1,950	$1.69	15d	1	0.39mi
1848 S Wood St Allentown, PA	2.0	1.5	900	$1,650	$1.83	20d	1	0.45mi
2307 S 5th St Allentown, PA	3.0	1.5	1296	$2,300	$1.77	15d	1	0.45mi
2112 S Lumber St Unit 1 Allentown, PA	2.0	1.0	870	$1,395	$1.60	24d	1	0.50mi
1975 Mack Blvd Unit 2031-1 Allentown, PA	2.0	2.0	980	$1,550	$1.58	15d	1	0.58mi
1324 S Fountain St Unit 2 Allentown, PA	2.0	1.0	1100	$1,550	$1.41	44d	1	0.58mi
1316 S Fountain St Unit 1st floor Allentown, PA	2.0	1.0	1000	$1,550	$1.55	3d	1	0.59mi
1340 S 10th St Allentown, PA	2.0	1.0	1150	$1,895	$1.65	22d	1	0.60mi
1332 S 10th St Allentown, PA	2.0	1.0	1150	$1,995	$1.73	3d	1	0.61mi
1324 S 10th St Allentown, PA	2.0	1.0	1150	$1,995	$1.73	3d	1	0.63mi
830 W Susquehanna St #814 Allentown, PA	2.0	1.5	1200	$1,625	$1.35	3d	1	0.63mi
1701 S Albert St Allentown, PA	2.0	1.0	980	$1,450	$1.48	44d	1	0.64mi
2402 S 2nd St Allentown, PA	2.0	1.0	1000	$1,895	$1.90	3d	1	0.64mi
520 W Cumberland St Allentown, PA	1.0–2.0	1.0–2.0	929	$2,293	$2.47	3d	13	0.66mi
1013 Devonshire Rd Allentown, PA	2.0	1.5	1200	$1,650	$1.38	44d	1	0.71mi
146 W Susquehanna St Allentown, PA	2.0	1.5	1200	$1,995	$1.66	15d	1	0.71mi
101 W Mountain Rd Allentown, PA	2.0	2.0	972	$1,795	$1.85	3d	1	0.72mi
101 W Mountain Rd Allentown, PA	2.0	2.0	972	$1,795	$1.85	44d	1	0.72mi
1509 S Albert St Allentown, PA	3.0	1.0	920	$1,750	$1.90	22d	1	0.73mi
210 E Emmaus Ave #1 Allentown, PA	2.0	1.0	825	$1,500	$1.82	44d	1	0.74mi
702 Saint John St Apt 3 Allentown, PA	2.0	1.0	896	$1,400	$1.56	3d	1	0.81mi
1022 S 10th St Allentown, PA	2.0	1.5	840	$1,600	$1.90	3d	1	0.83mi
1143 Lova Ln Allentown, PA	3.0	2.5	1404	$2,500	$1.78	15d	1	0.87mi
1014 Hoe St Allentown, PA	2.0	1.0	1016	$1,850	$1.82	44d	1	0.89mi
748 S Hall St Unit 1 Allentown, PA	3.0	1.5	1183	$2,000	$1.69	24d	1	0.91mi
1012 Constitution Dr Allentown, PA	2.0	1.0	1400	$1,495	$1.07	24d	1	0.98mi
717 S Filmore St Allentown, PA	2.0	1.0	950	$1,745	$1.84	3d	1	0.99mi
605 E Susquehanna St Allentown, PA	3.0	1.0	1092	$2,500	$2.29	15d	1	1.30mi
2415 Allenbrook Dr Allentown, PA	1.0–2.0	1.0–2.0	717	$1,500	$2.09	3d	7	1.31mi
1600 Lehigh Pkwy E Allentown, PA	1.0–2.0	1.0–2.0	900	$2,174	$2.42	3d	14	1.37mi
818 Walnut St Apt 5 Allentown, PA	2.0	1.0	936	$1,450	$1.55	20d	1	1.47mi

Listing history 4 events

1. 2026-06-18
   days on market $224,900 Active 3 DOM
2. 2026-06-17
   days on market $224,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $224,900 Active 1 DOM

ⓘ 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: $3,242 · $270/mo
• Projected year-2 tax: $3,398 · $283/mo
• Expected delta: +$156/yr (+$13/mo · 4.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $23,630
• − Mortgage interest: −$12,598
• − Property taxes: −$3,242
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$6,543
• Taxable loss: −$3,658
• Est. tax savings @ 24.0%: +$878
• After-tax cash flow: $1,026/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

+350.7% since first listed

2 events — show timeline

• 2026-06-15 Listed $224,900 GLVRMLS
• 1987-12-14 Sold (Public Records) $49,900 Public Records

Property tax history

-1.6%/yr

Latest (2026): $3,242 · +0.9% YoY. Source: county tax records.