208 N Hall St · Allentown, PA 18102

$250,000

2 bd · 2.0 ba · 1,368 sqft · MultiFamily public records · 10 Days on market

Built 1890 1,368 sqft lot Est $187k · 33% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great HOME! LIVE FOR FREE! 2 unit property, live in one and rent the other property to pay your mortgage! House is currently vacant and sellers can accommodate quick closing. Bring your offers!

Key facts

• 1,368 sq ft lot
• Built 1890
• Listed 10 days

Property features AI

Finance

• Other: Tax and assessment amounts excluded per instructions
• Financial info: Building contains 2 residential units; Unit 2 (2 bed / 1 bath, ~765 area) currently rented for $1,200/month (leased until 12/26); Unit 1 (1 bed / 1 bath, ~758 area) currently rented for $1,150/month (leased until 10/26); Operating expenses listed at $2,300; Insurance expense listed at $1,200
• HOA & community: HOA/community fees not provided

Exterior

• Parking: Parking details not provided
• Security: Security features not provided
• Utilities: Public water; Public sewer
• Home design: Two-story building
• Construction: Brick construction
• Exterior features: Brick exterior; Zoned R-MH

Interior

• Kitchen: Kitchens present in each unit (standard apartment kitchens implied)
• Bedrooms: One unit with 2 bedrooms (Unit 2, leased until 12/26); One unit with 1 bedroom (Unit 1, leased until 10/26)
• Flooring: Flooring details not provided
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Baseboard electric heating; Wall/window air conditioning units
• Interior features: Two total units in the building
• Laundry & utility: In-unit or on-site laundry not specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.4% 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 21d 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 $2,767/mo this rent would consume 77% 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 $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $102k; list at $250k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $250,000

Questions for the listing agent

1. Built in 1890 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $187,416
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 W Liberty St	0.31mi	3/2.0 (+1)	1,270 (-7%)	17mo	$223,000	$176	54
236 N Church St	0.12mi	3/1.0 (+1)	1,256 (-8%)	24mo	$130,000	$104	52
930 Allen St	0.43mi	3/1.0 (+1)	1,351 (-1%)	22mo	$150,000	$111	51
1140 W Tilghman St	0.67mi	2/2.0	1,322 (-3%)	15mo	$235,000	$178	51
1043 W Green St	0.66mi	2/2.0	1,478 (+8%)	12mo	$225,000	$152	46
397 Emmett St	0.46mi	3/1.0 (+1)	1,245 (-9%)	17mo	$145,000	$116	41
218 Chestnut St	0.69mi	3/1.0 (+1)	1,230 (-10%)	19mo	$169,000	$137	26

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $7,460
• Equity at exit: $37,276

10-year hold

• IRR: 14.4%
• Equity multiple: 2.28×
• Total profit: $89,504
• Equity at exit: $21,615

Cash invested: $70,000 (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: 15.8×

Monthly cashflow live

• Estimated rent: $2,767 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $643

Break-even live

Break-even rent $1,953

Max offer price $250,000

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,318
1× unit	2	1	$1,450
Total (2 units)			$2,767

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Eighth St Apt 2 Allentown, PA	3.0	1.0	1430	$1,550	$1.08	43d	1	0.05mi
107 N 7th St Allentown, PA	2.0	1.0–2.0	855	$2,972	$3.47	2d	23	0.11mi
626 Oak St Allentown, PA	3.0	1.0	1396	$1,900	$1.36	43d	1	0.11mi
622 W Chew St Unit 2 Allentown, PA	3.0	1.0	1161	$1,600	$1.38	19d	1	0.13mi
27 N 7th St Allentown, PA	2.0	1.0–2.0	840	$2,222	$2.64	2d	11	0.14mi
832 Chestnut St Allentown, PA	3.0	1.0	1124	$2,100	$1.87	23d	1	0.15mi
827 Linden St Unit 829-1 Allentown, PA	2.0	2.0	1200	$1,495	$1.25	21d	1	0.15mi
829 Linden St Apt 1 Rear Allentown, PA	2.0	2.0	1200	$1,495	$1.25	23d	1	0.16mi
347 N 7th St Apt 3 Allentown, PA	3.0	1.0	1200	$1,500	$1.25	43d	1	0.19mi
26 N 6th St Allentown, PA	1.0–2.0	1.0–2.0	953	$2,224	$2.33	2d	9	0.20mi
45 N 6th St Allentown, PA	2.0	1.0–2.0	1002	$3,616	$3.61	2d	13	0.22mi
835 Hamilton St Unit 509 Allentown, PA	2.0	2.0	1052	$2,399	$2.28	19d	1	0.22mi
835 Hamilton St Unit 409 Allentown, PA	2.0	2.0	1052	$2,374	$2.26	19d	1	0.23mi
835 Hamilton St Unit 224 Allentown, PA	1.0	1.0	902	$2,100	$2.33	43d	1	0.23mi
835 Hamilton St Unit 424 Allentown, PA	2.0	2.0	1411	$2,625	$1.86	14d	1	0.23mi
835 Hamilton St Unit 608 Allentown, PA	2.0	2.0	1411	$2,725	$1.93	14d	1	0.23mi
440 N Hall St Unit 2 Allentown, PA	2.0	1.0	989	$1,400	$1.42	43d	1	0.27mi
944 W Gordon St Allentown, PA	3.0	1.5	1146	$1,750	$1.53	23d	1	0.31mi
447 Linden St Unit 1st Floor Allentown, PA	1.0	1.0	950	$1,150	$1.21	43d	1	0.32mi
445 Linden St Unit 447-Unit 1 Allentown, PA	1.0	1.0	995	$1,150	$1.16	43d	1	0.33mi
818 Walnut St Apt 5 Allentown, PA	2.0	1.0	936	$1,450	$1.55	19d	1	0.34mi
932 W Hamilton St Allentown, PA	2.0	1.0–2.0	862	$2,350	$2.73	2d	15	0.35mi
528 N 6th St Allentown, PA	3.0	1.0	967	$1,700	$1.76	14d	1	0.37mi
229 Peach St Allentown, PA	3.0	2.0	882	$1,800	$2.04	14d	1	0.38mi
1039 E St Unit Linden St unit Apt Allentown, PA	2.0	1.0	1200	$1,500	$1.25	23d	1	0.39mi
1036 Linden St #2 Allentown, PA	2.0	1.0	1200	$1,600	$1.33	2d	1	0.39mi
450 Maple St Unit 3 Allentown, PA	1.0	1.0	900	$1,100	$1.22	43d	1	0.41mi
45 N 11th St Unit 3 Allentown, PA	2.0	1.0	900	$1,250	$1.39	2d	1	0.41mi
39 N 11th St Unit C Allentown, PA	1.0	1.0	1064	$1,295	$1.22	43d	1	0.41mi
451 W Liberty St Allentown, PA	2.0	1.0	1126	$1,395	$1.24	43d	1	0.42mi
1010 W Hamilton St Allentown, PA	1.0–2.0	1.0–2.0	943	$2,022	$2.14	2d	6	0.42mi
425 Liberty St #2 Allentown, PA	1.0	1.0	1792	$1,200	$0.67	43d	1	0.45mi
407 N 4th St Allentown, PA	3.0	1.5	1321	$1,550	$1.17	23d	1	0.46mi
635 N Lumber St Allentown, PA	3.0	1.5	1117	$1,750	$1.57	2d	1	0.47mi
639 N Eighth St Unit 9 Allentown, PA	1.0	1.0	900	$1,650	$1.83	14d	1	0.48mi
639 N Eighth St Unit 10 Allentown, PA	1.0	1.0	1000	$1,250	$1.25	2d	1	0.48mi
1145 Linden St Apt 2 Allentown, PA	3.0	1.0	971	$1,525	$1.57	23d	1	0.51mi
1046 Walnut St Unit 1 Allentown, PA	2.0	1.0	972	$1,500	$1.54	23d	1	0.52mi
535 Tilghman St Unit 1ST Allentown, PA	2.0	1.0	900	$1,495	$1.66	2d	1	0.53mi
915 Tilghman St Apt 4 Allentown, PA	3.0	1.0	1250	$1,750	$1.40	23d	1	0.54mi

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-04-20
   listed $250,000 Active
3. 2009-12-30
   historical
4. 2009-06-29
   listed $129,000
5. 2007-02-02
   soldstatus $101,900
6. 2007-01-31
   soldstatus $101,900 195-char remark

   Show marketing remark (195 chars)

   Great HOME! LIVE FOR FREE! 2 unit property, live in one and rent the other property to pay your mortgage! House is currently vacant and sellers can accommodate quick closing. Bring your offers!

7. 2007-01-31
   soldstatus $104,030

   Show marketing remark (195 chars)

   Great HOME! LIVE FOR FREE! 2 unit property, live in one and rent the other property to pay your mortgage! House is currently vacant and sellers can accommodate quick closing. Bring your offers!

8. 2006-12-01
   listed $109,000 195-char remark

   Show marketing remark (195 chars)

   Great HOME! LIVE FOR FREE! 2 unit property, live in one and rent the other property to pay your mortgage! House is currently vacant and sellers can accommodate quick closing. Bring your offers!

9. 2006-12-01
   listed $101,900

   Show marketing remark (195 chars)

   Great HOME! LIVE FOR FREE! 2 unit property, live in one and rent the other property to pay your mortgage! House is currently vacant and sellers can accommodate quick closing. Bring your offers!

ⓘ 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: $1,530 · $128/mo
• Projected year-2 tax: $2,740 · $228/mo
• Expected delta: +$1,210/yr (+$101/mo · 79.1%)

ⓘ 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 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: $33,204
• − Mortgage interest: −$14,004
• − Property taxes: −$1,530
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,656
• − Management: −$2,656
• − Depreciation: −$7,273
• Taxable income: $3,835
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $6,798/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

+129.4% since first listed

9 events — show timeline

• 2026-04-29 Pending — GLVRMLS
• 2026-04-20 Listed $250,000 GLVRMLS
• 2009-12-30 Listing Removed — GLVRMLS
• 2009-06-29 Listed $129,000 GLVRMLS
• 2007-02-02 Sold (Public Records) $101,900 Public Records
• 2007-01-31 Sold (MLS) $104,030 GLVRMLS
• 2007-01-31 Sold (MLS) $101,900 GLVRMLS
• 2006-12-01 Listed $101,900 GLVRMLS
• 2006-12-01 Listed $109,000 GLVRMLS

Property tax history

-1.9%/yr

Latest (2026): $1,530 · +0.8% YoY. Source: county tax records.