317 N Law St · Allentown, PA 18102

$195,000

4 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 93 Days on market

Built 1895 1,037 sqft lot $153/sqft · 40% above area Est $144k · 35% 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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• 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

This 3-bedroom, 1-bath twin home offers great flexibility for both homeowners and investors. Currently tenant-occupied at $1,245/month, providing immediate income, with the tenant paying all utilities, keeping expenses low. A solid addition to any portfolio. Part of a portfolio of 9 single-family homes available for sale, offering excellent scaling potential.

Key facts

• Built 1895
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $186k (4.4% below list).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $1,863/mo this rent would consume 52% 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 23y 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 $30k; list at $195k implies a 550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $144,378
• List price: $195,000
• Delta: 35.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Page St	0.29mi	3/1.0 (-1)	1,268 (-1%)	6mo	$159,500	$126	75
416 5th St	0.10mi	3/2.0 (-1)	1,224 (-4%)	6mo	$194,000	$158	74
938 W Gordon St	0.46mi	3/1.0 (-1)	1,248 (-2%)	4mo	$220,000	$176	67
175 W Pine St	0.55mi	3/1.0 (-1)	1,344 (+5%)	17mo	$115,000	$86	47

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-11,432
• Equity at exit: $29,075

10-year hold

• IRR: 6.7%
• Equity multiple: 1.56×
• Total profit: $30,326
• Equity at exit: $16,860

Cash invested: $54,600 (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 18102

• Rents YoY: 5.5%
• Active inventory: 167
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $243

Break-even live

Break-even rent $1,556

Max offer price $195,000

Occupancy floor 82%

Sensitivity live

Price	-10% $353	-5% $298	+0% $243	+5% $187	+10% $132
Rent	-10% $95	-5% $169	+0% $243	+5% $316	+10% $390
Rate	-1.0pp $341	-0.5pp $292	base $243	+0.5pp $192	+1.0pp $141

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 N Law St Allentown, PA	4.0	1.0	1328	$1,500	$1.13	15d	1	0.11mi
622 W Chew St Unit 2 Allentown, PA	3.0	1.0	1161	$1,600	$1.38	20d	1	0.13mi
626 Oak St Allentown, PA	3.0	1.0	1396	$1,900	$1.36	44d	1	0.15mi
347 N 7th St Apt 3 Allentown, PA	3.0	1.0	1200	$1,500	$1.25	44d	1	0.16mi
407 N 4th St Allentown, PA	3.0	1.5	1321	$1,550	$1.17	24d	1	0.20mi
528 N 6th St Allentown, PA	3.0	1.0	967	$1,700	$1.76	15d	1	0.21mi
517 Elliger St Allentown, PA	3.0	1.5	1235	$1,700	$1.38	24d	1	0.29mi
631 W Allen St Allentown, PA	5.0	1.5	1695	$2,100	$1.24	44d	1	0.29mi
209 N Eighth St Apt 2 Allentown, PA	3.0	1.0	1430	$1,550	$1.08	44d	1	0.29mi
622 Park St Allentown, PA	5.0	1.5	1638	$2,300	$1.40	3d	1	0.31mi
395 W Allen St Allentown, PA	3.0	1.0	1344	$1,800	$1.34	24d	1	0.32mi
828 W Gordon St Allentown, PA	4.0	2.5	1628	$2,250	$1.38	3d	1	0.34mi
535 Tilghman St Unit 2ND Allentown, PA	4.0	2.0	1500	$1,750	$1.17	3d	1	0.36mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	24d	1	0.41mi
635 N Lumber St Allentown, PA	3.0	1.5	1117	$1,750	$1.57	3d	1	0.45mi
213 Chew St Allentown, PA	5.0	1.0	1725	$2,100	$1.22	44d	1	0.47mi
944 W Gordon St Allentown, PA	3.0	1.5	1146	$1,750	$1.53	24d	1	0.47mi
915 Tilghman St Apt 4 Allentown, PA	3.0	1.0	1250	$1,750	$1.40	24d	1	0.55mi
814 Washington St #2 Allentown, PA	4.0	1.0	1200	$1,600	$1.33	3d	1	0.55mi
854 N Penn St Allentown, PA	3.0	1.5	1502	$1,850	$1.23	15d	1	0.57mi
823 W Washington St Allentown, PA	4.0	1.0	1400	$1,950	$1.39	15d	1	0.58mi
229 Peach St Allentown, PA	3.0	2.0	882	$1,800	$2.04	15d	1	0.60mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,700	$1.22	24d	1	0.61mi
208 Ridge Ave Allentown, PA	4.0	1.0	1396	$1,600	$1.15	3d	1	0.61mi
913 N 6th St Allentown, PA	4.0	1.0	1476	$1,698	$1.15	15d	1	0.61mi
856 N 8th St Allentown, PA	5.0	1.5	1499	$1,975	$1.32	20d	1	0.63mi
132 Chew St Allentown, PA	3.0	1.0	1160	$1,995	$1.72	15d	1	0.64mi
177 W Tilghman St Allentown, PA	3.0	1.5	1800	$1,650	$0.92	3d	1	0.65mi
111 Ridge Ave Allentown, PA	4.0	1.0	1658	$1,650	$1.00	44d	1	0.65mi
936 N 6th St Allentown, PA	3.0	1.0	1014	$1,700	$1.68	24d	1	0.66mi
164 W Tilghman St Allentown, PA	5.0	2.0	1801	$2,250	$1.25	24d	1	0.67mi
551 Sumner Ct Allentown, PA	3.0	1.0	1270	$1,700	$1.34	3d	1	0.67mi
236 N Front St Allentown, PA	3.0	1.0	1020	$1,800	$1.76	3d	1	0.69mi
626 N 11th St Allentown, PA	4.0	1.5	1642	$2,200	$1.34	3d	1	0.70mi
1145 Linden St Apt 2 Allentown, PA	3.0	1.0	971	$1,525	$1.57	24d	1	0.76mi
314 Barber St Lot 35 Allentown, PA	3.0	2.5	1525	$2,450	$1.61	20d	1	0.86mi
144 S 12th St Allentown, PA	4.0	2.0	1242	$2,000	$1.61	3d	1	0.92mi
1332 W Gordon St Allentown, PA	3.0	2.0	1236	$1,050	$0.85	44d	1	0.92mi
1338 W Liberty St Allentown, PA	4.0	1.0	1526	$2,000	$1.31	15d	1	0.94mi
1348 W Liberty St Allentown, PA	5.0	1.0	1561	$1,900	$1.22	24d	1	0.96mi

Listing history 44 events

1. 2026-06-18
   days on market $195,000 Active 93 DOM
2. 2026-06-17
   days on market $195,000 Active 92 DOM
3. 2026-06-16
   days on market $195,000 Active 91 DOM
4. 2026-06-15
   days on market $195,000 Active 90 DOM
5. 2026-06-14
   days on market $195,000 Active 88 DOM
6. 2026-06-10
   days on market $195,000 Active 85 DOM
7. 2026-06-09
   days on market $195,000 Active 84 DOM
8. 2026-06-08
   days on market $195,000 Active 83 DOM
9. 2026-06-07
   days on market $195,000 Active 82 DOM
10. 2026-06-03
    days on market $195,000 Active 78 DOM
11. 2026-06-02
    days on market $195,000 Active 77 DOM
12. 2026-06-01
    days on market $195,000 Active 76 DOM
13. 2026-05-31
    days on market $195,000 Active 75 DOM
14. 2026-05-31
    days on market $195,000 Active 74 DOM
15. 2026-03-17
    listed $195,000 Active 361-char remark

    Show marketing remark (361 chars)

    This 3-bedroom, 1-bath twin home offers great flexibility for both homeowners and investors. Currently tenant-occupied at $1,245/month, providing immediate income, with the tenant paying all utilities, keeping expenses low. A solid addition to any portfolio. Part of a portfolio of 9 single-family homes available for sale, offering excellent scaling potential.

16. 2018-02-15
    soldstatus $30,000 Sold 339-char remark

    Show marketing remark (339 chars)

    Property is boarded to protect windows. Good sized 4 bedroom home in the heart of Allentown. Only 1 block from Sacred Heart Hospital and walking distance to the NEW downtown Allentown. All majors are in working condition. Just needs cosmetics. .. .Being sold in as is condition. Owner will provide C. O. Report. Buyer responsible to clear.

17. 2018-01-26
    status Pending 339-char remark

    Show marketing remark (339 chars)

    Property is boarded to protect windows. Good sized 4 bedroom home in the heart of Allentown. Only 1 block from Sacred Heart Hospital and walking distance to the NEW downtown Allentown. All majors are in working condition. Just needs cosmetics. .. .Being sold in as is condition. Owner will provide C. O. Report. Buyer responsible to clear.

18. 2018-01-18
    listed $34,900 Active 339-char remark

    Show marketing remark (339 chars)

    Property is boarded to protect windows. Good sized 4 bedroom home in the heart of Allentown. Only 1 block from Sacred Heart Hospital and walking distance to the NEW downtown Allentown. All majors are in working condition. Just needs cosmetics. .. .Being sold in as is condition. Owner will provide C. O. Report. Buyer responsible to clear.

19. 2012-04-27
    soldstatus $21,000
20. 2011-11-29
    listed $29,000
21. 2009-11-12
    soldstatus $23,900
22. 2009-11-12
    soldstatus $23,900
23. 2009-09-10
    listed $24,900
24. 2009-09-10
    listed $24,900
25. 2009-02-02
    historical
26. 2009-02-02
    historical
27. 2008-08-21
    listed $70,900
28. 2008-08-06
    listed $70,900
29. 2005-10-11
    soldstatus $47,000
30. 2005-09-26
    soldstatus $47,000
31. 2005-09-26
    soldstatus $47,000
32. 2005-07-05
    listed $54,900
33. 2005-07-05
    listed $54,900
34. 2005-03-01
    historical
35. 2005-03-01
    historical
36. 2004-11-29
    listed $49,900
37. 2004-11-29
    historical
38. 2004-09-15
    listed $49,900
39. 2004-08-11
    listed $54,900
40. 2003-10-17
    soldstatus $55,000
41. 2003-09-16
    historical
42. 2003-04-29
    listed $39,900
43. 2003-04-03
    soldstatus $20,400
44. 2003-02-27
    listed $25,500

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: +$786/yr (+$65/mo · 52.1%)

ⓘ 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 ≥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: $22,361
• − Mortgage interest: −$10,923
• − Property taxes: −$1,509
• − Insurance: −$975
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$5,673
• Taxable loss: −$296
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $2,981/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

+664.7% since first listed

30 events — show timeline

• 2026-03-17 Listed $195,000 GLVRMLS
• 2018-02-15 Sold (MLS) $30,000 GLVRMLS
• 2018-01-26 Pending — GLVRMLS
• 2018-01-18 Listed $34,900 GLVRMLS
• 2012-04-27 Sold (MLS) $21,000 GLVRMLS
• 2011-11-29 Listed $29,000 GLVRMLS
• 2009-11-12 Sold (MLS) $23,900 PMAR
• 2009-11-12 Sold (MLS) $23,900 GLVRMLS
• 2009-09-10 Listed $24,900 PMAR
• 2009-09-10 Listed $24,900 GLVRMLS
• 2009-02-02 Listing Removed — GLVRMLS
• 2009-02-02 Listing Removed — GLVRMLS
• 2008-08-21 Listed $70,900 GLVRMLS
• 2008-08-06 Listed $70,900 GLVRMLS
• 2005-10-11 Sold (Public Records) $47,000 Public Records
• 2005-09-26 Sold (MLS) $47,000 GLVRMLS
• 2005-09-26 Sold (MLS) $47,000 GLVRMLS
• 2005-07-05 Listed $54,900 GLVRMLS
• 2005-07-05 Listed $54,900 GLVRMLS
• 2005-03-01 Listing Removed — GLVRMLS
• 2005-03-01 Listing Removed — GLVRMLS
• 2004-11-29 Listing Removed — GLVRMLS
• 2004-11-29 Listed $49,900 GLVRMLS
• 2004-09-15 Listed $49,900 GLVRMLS
• 2004-08-11 Listed $54,900 GLVRMLS
• 2003-10-17 Sold (Public Records) $55,000 Public Records
• 2003-09-16 Listing Removed — GLVRMLS
• 2003-04-29 Listed $39,900 GLVRMLS
• 2003-04-03 Sold (MLS) $20,400 GLVRMLS
• 2003-02-27 Listed $25,500 GLVRMLS

Property tax history

-2.0%/yr

Latest (2026): $1,509 · +0.7% YoY. Source: county tax records.