35 Vine St · Tamaqua, PA 18252

$138,900

5 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 142 Days on market

Built 1924 871 sqft lot $80/sqft · at area comps Est $140k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.8/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Looking for a money making investment opportunity? 13% Cap Rate. This fully occupied 2-unit offers a unique and lucrative set-up with its two separate units, each equipped with their own heating systems. The gross income of $24,000 per year, with a net income of over $20,000. If you are an investor looking for a turnkey Investment Property, or Owner-Occupied buyer you don't want to miss out on this low maintenance property. Both tenants are month-to-month.

Key facts

• Built 1924
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $139k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.7% vs local median 6.8% in Tamaqua — 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 80/100 on livability (#209 in PA, #1,844 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute D+, employment F.
• Tamaqua Area SD (rural): math 31% / reading 53% proficiency, ranked #331 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $960 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.87% ✓
• Cap rate: 25.67%
• Cash-on-cash: 69.20%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (median comp): $139,832
• List price: $138,900
• Delta: -0.67%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 E Union St Unit 1 & 2	0.36mi	5/2.0	1,744 (+1%)	9mo	$160,000	$92	74
210 N Greenwood St	0.26mi	4/2.0 (-1)	1,737 (+0%)	16mo	$90,000	$52	69
305 E Union St	0.23mi	6/2.0 (+1)	1,932 (+12%)	2mo	$135,000	$70	63

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.8%
• Equity multiple: 4.00×
• Total profit: $116,867
• Equity at exit: $20,710

10-year hold

• IRR: 71.1%
• Equity multiple: 8.24×
• Total profit: $281,406
• Equity at exit: $12,010

Cash invested: $38,892 (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 18252

• Home prices YoY: -15.4%
• Active inventory: 75
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,988 medium
• Mortgage (P&I): −$728
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $2,187

Break-even live

Break-even rent $1,219

Max offer price $138,900

Occupancy floor 40%

Sensitivity live

Price	-10% $2,266	-5% $2,227	+0% $2,187	+5% $2,148	+10% $2,109
Rent	-10% $1,872	-5% $2,030	+0% $2,187	+5% $2,345	+10% $2,502
Rate	-1.0pp $2,257	-0.5pp $2,223	base $2,187	+0.5pp $2,151	+1.0pp $2,115

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,988
Total (4 units)			$3,988

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: $34,725
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Market St Tamaqua, PA	5.0	1.0	1600	$1,500	$0.94	24d	1	0.31mi

Listing history 28 events

1. 2026-05-14
   status Pending 460-char remark

   Show marketing remark (460 chars)

   Looking for a money making investment opportunity? 13% Cap Rate. This fully occupied 2-unit offers a unique and lucrative set-up with its two separate units, each equipped with their own heating systems. The gross income of $24,000 per year, with a net income of over $20,000. If you are an investor looking for a turnkey Investment Property, or Owner-Occupied buyer you don't want to miss out on this low maintenance property. Both tenants are month-to-month.

2. 2026-05-10
   price $138,900
3. 2026-05-09
   price $138,900 460-char remark

   Show marketing remark (460 chars)

   Looking for a money making investment opportunity? 13% Cap Rate. This fully occupied 2-unit offers a unique and lucrative set-up with its two separate units, each equipped with their own heating systems. The gross income of $24,000 per year, with a net income of over $20,000. If you are an investor looking for a turnkey Investment Property, or Owner-Occupied buyer you don't want to miss out on this low maintenance property. Both tenants are month-to-month.

4. 2026-04-11
   price $140,000

   Show marketing remark (460 chars)

   Looking for a money making investment opportunity? 13% Cap Rate. This fully occupied 2-unit offers a unique and lucrative set-up with its two separate units, each equipped with their own heating systems. The gross income of $24,000 per year, with a net income of over $20,000. If you are an investor looking for a turnkey Investment Property, or Owner-Occupied buyer you don't want to miss out on this low maintenance property. Both tenants are month-to-month.

5. 2026-04-11
   price $140,000 460-char remark

   Show marketing remark (460 chars)

   Looking for a money making investment opportunity? 13% Cap Rate. This fully occupied 2-unit offers a unique and lucrative set-up with its two separate units, each equipped with their own heating systems. The gross income of $24,000 per year, with a net income of over $20,000. If you are an investor looking for a turnkey Investment Property, or Owner-Occupied buyer you don't want to miss out on this low maintenance property. Both tenants are month-to-month.

6. 2026-04-06
   price $145,000

   Show marketing remark (460 chars)

   Looking for a money making investment opportunity? 13% Cap Rate. This fully occupied 2-unit offers a unique and lucrative set-up with its two separate units, each equipped with their own heating systems. The gross income of $24,000 per year, with a net income of over $20,000. If you are an investor looking for a turnkey Investment Property, or Owner-Occupied buyer you don't want to miss out on this low maintenance property. Both tenants are month-to-month.

7. 2026-04-06
   price $145,000 460-char remark

   Show marketing remark (460 chars)

   Looking for a money making investment opportunity? 13% Cap Rate. This fully occupied 2-unit offers a unique and lucrative set-up with its two separate units, each equipped with their own heating systems. The gross income of $24,000 per year, with a net income of over $20,000. If you are an investor looking for a turnkey Investment Property, or Owner-Occupied buyer you don't want to miss out on this low maintenance property. Both tenants are month-to-month.

8. 2026-01-05
   listed $150,000 Active 460-char remark

   Show marketing remark (460 chars)

   Looking for a money making investment opportunity? 13% Cap Rate. This fully occupied 2-unit offers a unique and lucrative set-up with its two separate units, each equipped with their own heating systems. The gross income of $24,000 per year, with a net income of over $20,000. If you are an investor looking for a turnkey Investment Property, or Owner-Occupied buyer you don't want to miss out on this low maintenance property. Both tenants are month-to-month.

9. 2026-01-05
   listed $150,000 Active

   Show marketing remark (460 chars)

   Looking for a money making investment opportunity? 13% Cap Rate. This fully occupied 2-unit offers a unique and lucrative set-up with its two separate units, each equipped with their own heating systems. The gross income of $24,000 per year, with a net income of over $20,000. If you are an investor looking for a turnkey Investment Property, or Owner-Occupied buyer you don't want to miss out on this low maintenance property. Both tenants are month-to-month.

10. 2025-02-10
    soldstatus $120,000
11. 2025-01-31
    soldstatus $120,000 Sold
12. 2024-12-20
    status Pending
13. 2024-11-25
    price $129,900
14. 2024-09-03
    listed $135,000 Active
15. 2024-04-10
    historical $900
16. 2024-03-13
    listed $900
17. 2023-10-15
    historical $875
18. 2023-10-14
    listed $875
19. 2023-10-08
    historical $975
20. 2023-10-05
    listed $975
21. 2023-08-20
    historical $1,000
22. 2023-08-19
    listed $1,000
23. 2022-04-18
    historical
24. 2022-04-18
    historical
25. 2007-08-16
    historical
26. 2007-07-24
    listed $39,900
27. 2007-06-08
    listed $38,000
28. 2007-06-07
    listed $38,000

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$369/yr (+$31/mo · 25.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,856
• − Mortgage interest: −$7,781
• − Property taxes: −$1,456
• − Insurance: −$1,361
• − Repairs & maintenance: −$3,828
• − Management: −$3,828
• − Depreciation: −$4,041
• Taxable income: $25,560
• Est. tax owed @ 24.0%: −$6,135
• After-tax cash flow: $20,114/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: Tamaqua Area SD
• NCES district ID: 4223220
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $45,184
• Composite: 35.61/100
• National rank: #4893
• State rank: #331 of 539 in PA

Livability — Tamaqua

• Score: 80/100
• State rank: #209
• US rank: #1844

Category grades

Amenities A+ Commute D+ Cost of living A+ Crime A Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tamaqua, PA
• Population (ZIP): 11,065

Population outlook (Schuylkill County) Hauer SSP2

• Today (2025): 137,447 people
• By 2030: 133,121 · -3.1%
• By 2040: 124,172 · -9.7%
• By 2050: 115,611 · -15.9%
• By 2075: 100,796 · -26.7%
• By 2100: 86,667 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Salvadoran 2%
• Common ancestry: Romanian 11% Iranian 3% Polish 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Schuylkill

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -33.4pp toward R · 2008: -8.7pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.9 2016: R+43.4 2012: R+13.4 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.53%
• Current HPI: 194.8976
• Rent YoY: —
• Metro: —
• 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

+265.5% since first listed

28 events — show timeline

• 2026-05-14 Pending — GLVRMLS
• 2026-05-10 Price Changed $138,900 BRIGHT MLS
• 2026-05-09 Price Changed $138,900 GLVRMLS
• 2026-04-11 Price Changed $140,000 BRIGHT MLS
• 2026-04-11 Price Changed $140,000 GLVRMLS
• 2026-04-06 Price Changed $145,000 BRIGHT MLS
• 2026-04-06 Price Changed $145,000 GLVRMLS
• 2026-01-05 Listed $150,000 BRIGHT MLS
• 2026-01-05 Listed $150,000 GLVRMLS
• 2025-02-10 Sold (Public Records) $120,000 Public Records
• 2025-01-31 Sold (MLS) $120,000 GLVRMLS
• 2024-12-20 Pending — GLVRMLS
• 2024-11-25 Price Changed $129,900 GLVRMLS
• 2024-09-03 Listed $135,000 GLVRMLS
• 2024-04-10 Rental Removed $900 APPFOLIO
• 2024-03-13 Listed for Rent $900 APPFOLIO
• 2023-10-15 Rental Removed $875 APPFOLIO
• 2023-10-14 Listed for Rent $875 APPFOLIO
• 2023-10-08 Rental Removed $975 APPFOLIO
• 2023-10-05 Listed for Rent $975 APPFOLIO
• 2023-08-20 Rental Removed $1,000 APPFOLIO
• 2023-08-19 Listed for Rent $1,000 APPFOLIO
• 2022-04-18 Listing Removed — GLVRMLS
• 2022-04-18 Listing Removed — GLVRMLS
• 2007-08-16 Listing Removed — GLVRMLS
• 2007-07-24 Listed $39,900 GLVRMLS
• 2007-06-08 Listed $38,000 GLVRMLS
• 2007-06-07 Listed $38,000 GLVRMLS

Property tax history

+2.7%/yr

Latest (2025): $1,456 · +7.9% YoY. Source: county tax records.