329 N 15th · Allentown, PA 18102

$210,000

5 bd · 2.0 ba · 1,816 sqft · Townhouse public records · 26 Days on market

Built 1914 749 sqft lot Est $281k · 25% under

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute as a button! This fully remodeled 4-bedroom, 1-bathroom brick townhouse is move-in ready and beautifully updated throughout. Enjoy the charm of a freshly painted covered front porch and a cozy back porch — perfect for relaxing outdoors. The home features easy-care laminate flooring, a spacious kitchen with matching black appliances, and a low-maintenance lifestyle with no grass to mow! Conveniently located close to shopping, medical facilities, and schools — everything you need is just steps away!

Key facts

• Covered front porch
• Spacious kitchen
• Cozy back porch

Tags

• REMODELED BRICK TOWNHOUSE
• COVERED FRONT PORCH
• COZY BACK PORCH
• EASY-CARE LAMINATE FLOORING
• SPACIOUS KITCHEN
• MATCHING BLACK APPLIANCES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water service; Public sewer service; Electric water heater
• Home design: Above-grade finished area listed (information available)
• Construction: Brick and vinyl siding exterior; Rubber roof; Rolled/hot mop roof
• Exterior features: Public water; Public sewer; Lot recorded at 0.017 acres (source: public records)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Bedroom on third level (approx. 10 x 10); Bedroom on third level (approx. 10 x 10); Bedroom on second level (approx. 14 x 10); Bedroom on second level (approx. 14 x 10)
• Bathrooms: 1 full bathroom (approx. 8 x 7) on second level
• Heating & cooling: Oil heating
• Interior features: Dining area; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2,332/mo this rent would consume 65% 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 $6k 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 $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 25y 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 $111k; list at $210k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — 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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $281,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1538 W Chew St	0.12mi	5/1.5	1,874 (+3%)	1mo	$291,100	$155	86
225 Fulton St	0.13mi	5/2.0	1,920 (+6%)	2mo	$175,000	$91	83
226 N 16th St	0.18mi	4/2.0 (-1)	1,758 (-3%)	0mo	$310,000	$176	81
219 N 17th St	0.26mi	5/2.0	1,984 (+9%)	1mo	$320,000	$161	72
1416 Turner St	0.19mi	5/2.0	2,048 (+13%)	2mo	$305,000	$149	68
519 N 11th St	0.49mi	5/2.0	1,929 (+6%)	1mo	$350,000	$181	66
638 N 12th St	0.45mi	4/2.0 (-1)	1,704 (-6%)	2mo	$262,000	$154	62
651 N 16th St	0.34mi	5/1.5	1,590 (-12%)	1mo	$260,000	$164	60
1119 W Green St	0.57mi	5/1.0	1,699 (-6%)	1mo	$220,000	$129	58
32 S Jefferson St	0.51mi	5/1.0	2,008 (+11%)	2mo	$156,000	$78	53
215 N 10th St	0.58mi	4/2.0 (-1)	1,590 (-12%)	1mo	$267,000	$168	46
513 N Howard St	0.54mi	5/1.0	2,069 (+14%)	2mo	$160,000	$77	46

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: -1.4%
• Equity multiple: 0.94×
• Total profit: $-3,253
• Equity at exit: $31,312

10-year hold

• IRR: 10.8%
• Equity multiple: 1.93×
• Total profit: $54,969
• Equity at exit: $18,157

Cash invested: $58,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$265 /mo · $3,179/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $389

Break-even live

Break-even rent $1,840

Max offer price $210,000

Occupancy floor 78%

Sensitivity live

Price	-10% $508	-5% $448	+0% $389	+5% $330	+10% $270
Rent	-10% $205	-5% $297	+0% $389	+5% $481	+10% $573
Rate	-1.0pp $495	-0.5pp $442	base $389	+0.5pp $335	+1.0pp $279

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Chew St Allentown, PA	5.0	1.5	2139	$2,500	$1.17	22d	1	0.13mi
1538 Chew St Allentown, PA	5.0	1.0	1874	$2,800	$1.49	19d	1	0.14mi
1348 W Liberty St Allentown, PA	5.0	1.0	1561	$1,900	$1.22	24d	1	0.16mi
1338 W Liberty St Allentown, PA	4.0	1.0	1526	$2,000	$1.31	15d	1	0.18mi
1455 W Tilghman St Allentown, PA	4.0	1.5	1520	$1,850	$1.22	44d	1	0.34mi
41 S Franklin St Allentown, PA	5.0	2.0	1897	$2,500	$1.32	15d	1	0.46mi
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	3d	1	0.51mi
36 S Jefferson St Allentown, PA	5.0	1.5	2128	$2,500	$1.17	15d	1	0.52mi
138 S 14th St Allentown, PA	5.0	1.0	2300	$2,300	$1.00	15d	1	0.56mi
216 S 14th St Allentown, PA	4.0	1.5	1640	$2,300	$1.40	3d	1	0.60mi
144 S 12th St Allentown, PA	4.0	2.0	1242	$2,000	$1.61	3d	1	0.64mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	3d	1	0.72mi
948 W Maple St Allentown, PA	4.0	1.0	1932	$2,300	$1.19	44d	1	0.72mi
823 W Washington St Allentown, PA	4.0	1.0	1400	$1,950	$1.39	15d	1	0.86mi
856 N 8th St Allentown, PA	5.0	1.5	1499	$1,975	$1.32	19d	1	0.94mi
631 W Allen St Allentown, PA	5.0	1.5	1695	$2,100	$1.24	44d	1	0.95mi
738 W Cedar St Allentown, PA	5.0	1.5	1900	$2,500	$1.32	44d	1	0.95mi
622 Park St Allentown, PA	5.0	1.5	1638	$2,300	$1.40	3d	1	0.97mi
432 N Law St Allentown, PA	4.0	1.0	1328	$1,500	$1.13	15d	1	1.05mi
535 Tilghman St Unit 2ND Allentown, PA	4.0	2.0	1500	$1,750	$1.17	3d	1	1.09mi
913 N 6th St Allentown, PA	4.0	1.0	1476	$1,698	$1.15	15d	1	1.17mi
389 W Turner St Allentown, PA	4.0	1.5	2144	$2,400	$1.12	3d	1	1.30mi
1304 N 4th St Allentown, PA	5.0	2.0	1891	$2,900	$1.53	44d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   days on market $210,000 Active 26 DOM
2. 2026-06-17
   days on market $210,000 Active 25 DOM
3. 2026-06-16
   days on market $210,000 Active 24 DOM
4. 2026-06-15
   days on market $210,000 Active 23 DOM
5. 2026-06-14
   days on market $210,000 Active 21 DOM
6. 2026-06-10
   days on market $210,000 Active 18 DOM
7. 2026-06-09
   days on market $210,000 Active 17 DOM
8. 2026-06-08
   days on market $210,000 Active 16 DOM
9. 2026-06-07
   days on market $210,000 Active 15 DOM
10. 2026-06-03
    days on market $210,000 Active 11 DOM
11. 2026-06-02
    days on market $210,000 Active 10 DOM
12. 2026-06-01
    days on market $210,000 Active 9 DOM
13. 2026-05-31
    days on market $210,000 Active 8 DOM
14. 2026-05-31
    days on market $210,000 Active 7 DOM
15. 2026-05-23
    listed $210,000 Active
16. 2026-04-25
    historical
17. 2026-04-24
    historical
18. 2026-01-02
    price $229,000
19. 2026-01-02
    price $229,000
20. 2025-12-08
    price $249,900
21. 2025-12-08
    price $249,900
22. 2025-10-28
    listed $260,000 Active
23. 2025-10-27
    listed $260,000 Active
24. 2025-03-26
    historical
25. 2025-02-20
    listed $170,000 Active
26. 2021-08-15
    soldstatus $111,000 Sold
27. 2021-08-15
    soldstatus $111,000 Sold
28. 2021-07-29
    status Pending
29. 2021-07-29
    status Pending
30. 2021-07-23
    price $115,000
31. 2021-07-23
    price $115,000
32. 2021-07-23
    status Active
33. 2021-07-23
    status Active
34. 2021-06-16
    historical
35. 2021-06-16
    historical
36. 2021-05-06
    status Active
37. 2021-05-05
    listed $109,900
38. 2021-05-05
    listed $109,900 Active
39. 2011-01-31
    historical
40. 2010-07-05
    listed $117,900
41. 2010-06-30
    historical
42. 2010-03-16
    listed $124,900
43. 2009-12-08
    historical
44. 2009-10-06
    historical
45. 2009-10-06
    listed $118,900
46. 2009-06-08
    listed $119,900
47. 2009-05-01
    historical
48. 2009-04-20
    soldstatus $70,000
49. 2008-10-10
    listed $104,900
50. 2007-05-16
    historical

ⓘ 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: $3,179 · $265/mo
• Projected year-2 tax: $3,248 · $271/mo
• Expected delta: +$70/yr (+$6/mo · 2.2%)

ⓘ 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: $27,990
• − Mortgage interest: −$11,763
• − Property taxes: −$3,179
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$6,109
• Taxable income: $1,410
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $4,330/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

+988.1% since first listed

47 events — show timeline

• 2026-05-23 Listed $210,000 GLVRMLS
• 2026-04-25 Listing Removed — GLVRMLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-01-02 Price Changed $229,000 BRIGHT MLS
• 2026-01-02 Price Changed $229,000 GLVRMLS
• 2025-12-08 Price Changed $249,900 BRIGHT MLS
• 2025-12-08 Price Changed $249,900 GLVRMLS
• 2025-10-28 Listed $260,000 BRIGHT MLS
• 2025-10-27 Listed $260,000 GLVRMLS
• 2025-03-26 Listing Removed — GLVRMLS
• 2025-02-20 Listed $170,000 GLVRMLS
• 2021-08-15 Sold (MLS) $111,000 GLVRMLS
• 2021-08-15 Sold (MLS) $111,000 GLVRMLS
• 2021-07-29 Pending — GLVRMLS
• 2021-07-29 Pending — GLVRMLS
• 2021-07-23 Price Changed $115,000 GLVRMLS
• 2021-07-23 Price Changed $115,000 GLVRMLS
• 2021-07-23 Relisted — GLVRMLS
• 2021-07-23 Relisted — GLVRMLS
• 2021-06-16 Listing Removed — GLVRMLS
• 2021-06-16 Listing Removed — GLVRMLS
• 2021-05-06 Relisted — GLVRMLS
• 2021-05-05 Listed $109,900 GLVRMLS
• 2021-05-05 Listed $109,900 GLVRMLS
• 2011-01-31 Listing Removed — GLVRMLS
• 2010-07-05 Listed $117,900 GLVRMLS
• 2010-06-30 Listing Removed — GLVRMLS
• 2010-03-16 Listed $124,900 GLVRMLS
• 2009-12-08 Listing Removed — GLVRMLS
• 2009-10-06 Listed $118,900 GLVRMLS
• 2009-10-06 Listing Removed — GLVRMLS
• 2009-06-08 Listed $119,900 GLVRMLS
• 2009-05-01 Listing Removed — GLVRMLS
• 2009-04-20 Sold (Public Records) $70,000 Public Records
• 2008-10-10 Listed $104,900 GLVRMLS
• 2007-05-16 Listing Removed — GLVRMLS
• 2007-03-15 Listed $159,900 GLVRMLS
• 2005-01-28 Sold (MLS) $54,500 GLVRMLS
• 2004-11-16 Listed $54,500 GLVRMLS
• 2002-05-03 Sold (Public Records) $65,000 Public Records
• 2002-04-15 Sold (MLS) $29,050 GLVRMLS
• 2002-02-21 Listed $28,000 GLVRMLS
• 2002-02-01 Sold (Public Records) $43,250 Public Records
• 2002-01-31 Sold (MLS) $43,250 GLVRMLS
• 2001-12-03 Listed $49,900 GLVRMLS
• 1999-12-02 Sold (Public Records) $42,000 Public Records
• 1995-10-01 Sold (Public Records) $19,300 Public Records

Property tax history

-2.0%/yr

Latest (2026): $3,179 · +0.7% YoY. Source: county tax records.