2860 Huron St · Allentown, PA 18103

$220,000

3 bd · 1.5 ba · 1,044 sqft · Townhouse public records · 12 Days on market

Built 1973 2,191 sqft lot Est $242k · 9% under

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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 +14.8/30.0
• ARV discount +11.6/15.0
• DSCR +4.5/10.0
• Rent growth +4.3/5.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This townhouse is located on a private cul-de-sac street. The home offers a kitchen with a dining room off to the side that leads to the rear deck, and a relaxing living room on the second floor. The three bedrooms and full bath are on the third level. A dropdown stair for easy storage access. The main level has a one car garage with an area to finish off for a family room/Rec room/Den or Office. This home also features off and on street parking. Close to all of your everyday conveniences. Home does need some TLC however, is priced accordingly.

Key facts

• Garage
• Built 1973
• Listed 11 days

Property features AI

Exterior

• Parking: One-car garage; Built-in parking with driveway, off-street and on-street parking available
• Utilities: 100 amp electrical service with circuit breakers; Public water; Public sewer
• Home design: Three-story home; Aluminum siding and brick exterior
• Construction: Built on a slab foundation; Asphalt/fiberglass roof
• Exterior features: Public water and public sewer; Lot approximately 0.05 acres (about 2,191 sq ft); Zoned R-Mh (Medium High Density)

Interior

• Kitchen: Kitchen located on the second level; Electric oven and electric range
• Bedrooms: Three bedrooms on the third level; Bedroom sizes approximately 14 x 12, 12 x 8, and 9 x 8 (third level)
• Bathrooms: One full bathroom (third level); One half bathroom (first level)
• Heating & cooling: Electric heating with heat pump
• Interior features: Dining area and formal separate dining room; Rec room / family room / office / den (first level)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $62 ($740/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 $200k (8.9% below list).
• Recommended offer: $200k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Allentown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lehigh Parkway El Sch (math 22%, 278 students, 100% FRL); South Mountain Ms (math 3% / reading 15%, grade F, #502 of 512 statewide, top 98%, 1,007 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 (+7.0%/yr); 165 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $220k implies a 359% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $200,450 (8.9% below list)

Questions for the listing agent

1. Built in 1973 — 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $242,208
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2835 Ithaca St	0.05mi	3/1.5	1,044 (0%)	13mo	$228,000	$218	87
2833 Huron St	0.05mi	3/1.5	1,080 (+3%)	13mo	$250,470	$232	81
2612 Mountain Ln	0.11mi	3/1.5	1,080 (+3%)	10mo	$261,453	$242	80
2823 Ithaca St	0.06mi	3/1.5	1,044 (0%)	21mo	$220,000	$211	80
2621 Arch St SW	0.15mi	3/1.5	1,080 (+3%)	11mo	$248,000	$230	78
2960 Klein St	0.23mi	3/2.0	1,080 (+3%)	10mo	$260,000	$241	74
2636 Arch St SW	0.19mi	3/1.5	1,080 (+3%)	20mo	$255,000	$236	69
2622 Mountain Ln	0.12mi	3/1.5	1,152 (+10%)	23mo	$256,000	$222	58

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: -9.9%
• Equity multiple: 0.62×
• Total profit: $-23,189
• Equity at exit: $32,803

10-year hold

• IRR: 4.3%
• Equity multiple: 1.37×
• Total profit: $22,917
• Equity at exit: $19,022

Cash invested: $61,600 (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: 165
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$276 /mo · $3,318/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $62

Break-even live

Break-even rent $1,926

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $186	-5% $124	+0% $62	+5% $-1	+10% $-63
Rent	-10% $-97	-5% $-17	+0% $62	+5% $141	+10% $220
Rate	-1.0pp $172	-0.5pp $118	base $62	+0.5pp $5	+1.0pp $-53

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2908 Fernor St Allentown, PA	1.0–3.0	1.0–1.5	1005	$2,069	$2.06	4d	19	0.08mi
2414 Prospect Ave Allentown, PA	1.0–2.0	1.0–1.5	750	$1,855	$2.47	4d	20	0.16mi
2647 30th St SW Allentown, PA	1.0–2.0	1.0	795	$1,935	$2.43	4d	9	0.18mi
2415 Allenbrook Dr Allentown, PA	1.0–2.0	1.0–2.0	717	$1,500	$2.09	4d	7	0.48mi
3129 Moravian Ave Allentown, PA	3.0	1.0	1175	$2,200	$1.87	16d	1	0.73mi
1143 Lova Ln Allentown, PA	3.0	2.5	1404	$2,500	$1.78	16d	1	1.08mi
1013 Devonshire Rd Allentown, PA	2.0	1.5	1200	$1,650	$1.38	45d	1	1.11mi
2112 S Lumber St Unit 1 Allentown, PA	2.0	1.0	870	$1,395	$1.60	25d	1	1.28mi
1975 Mack Blvd Unit 2031-1 Allentown, PA	2.0	2.0	980	$1,550	$1.58	16d	1	1.29mi
749 Benton St Allentown, PA	3.0	1.0	1152	$1,950	$1.69	16d	1	1.38mi
2074 Baker Dr Allentown, PA	3.0	1.0	1462	$2,195	$1.50	45d	1	1.39mi

Listing history 8 events

1. 2026-06-22
   days on market $220,000 Active 12 DOM
2. 2026-06-18
   days on market $220,000 Active 9 DOM
3. 2026-06-17
   days on market $220,000 Active 8 DOM
4. 2026-06-16
   days on market $220,000 Active 7 DOM
5. 2026-06-15
   days on market $220,000 Active 6 DOM
6. 2026-06-14
   days on market $220,000 Active 4 DOM
7. 2026-06-10
   remarks 550-char remark
8. 2026-06-10
   listed $220,000 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: $3,318 · $276/mo
• Projected year-2 tax: $3,397 · $283/mo
• Expected delta: +$79/yr (+$7/mo · 2.4%)

ⓘ 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 5/10 Major
• 🌡 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: $24,054
• − Mortgage interest: −$12,323
• − Property taxes: −$3,318
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$6,400
• Taxable loss: −$2,936
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $1,445/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

+441.9% since first listed

3 events — show timeline

• 2026-06-10 Listed $220,000 GLVRMLS
• 1986-09-16 Sold (Public Records) $47,900 Public Records
• 1982-12-30 Sold (Public Records) $40,600 Public Records

Property tax history

-1.9%/yr

Latest (2026): $3,318 · +0.7% YoY. Source: county tax records.