208 Bowe St · Tamaqua, PA 18252

$99,999

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 64 Days on market

Built 1900 871 sqft lot $96/sqft · 52% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Welcome to this well-maintained 3-bedroom home featuring a bright and freshly painted living space for everday living and entertaining. Updated kitchen floors, New Carpet -Move -in ready comfort. This home is a must see.

Key facts

• Built 1900
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.6% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $100k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.25% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (median comp): $65,614
• List price: $99,999
• Delta: 52.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Gay St	0.43mi	3/2.0	1,062 (+2%)	19mo	$145,900	$137	58
318 N Railroad St	0.53mi	2/1.0 (-1)	1,066 (+2%)	20mo	$34,000	$32	50
300 Pitt St	0.49mi	3/1.5	1,200 (+15%)	2mo	$144,000	$120	48
305 N Lehigh St	0.53mi	2/1.0 (-1)	960 (-8%)	15mo	$89,000	$93	45
308 Gay St	0.52mi	3/1.5	1,184 (+13%)	19mo	$102,000	$86	36

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $7,894
• Equity at exit: $14,910

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $37,816
• Equity at exit: $8,646

Cash invested: $28,000 (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 18252

• Home prices YoY: -15.4%
• Active inventory: 75
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $379

Break-even live

Break-even rent $771

Max offer price $99,999

Occupancy floor 65%

Sensitivity live

Price	-10% $435	-5% $407	+0% $379	+5% $351	+10% $322
Rent	-10% $280	-5% $329	+0% $379	+5% $428	+10% $478
Rate	-1.0pp $429	-0.5pp $404	base $379	+0.5pp $353	+1.0pp $327

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 E Broad St Unit 1 Tamaqua, PA	2.0	1.0	900	$1,300	$1.44	44d	1	0.34mi
128 E Broad St Unit 128C Tamaqua, PA	2.0	1.0	1055	$1,200	$1.14	44d	1	0.35mi
234 Mauch Chunk St Unit 2 Tamaqua, PA	3.0	1.0	1100	$1,425	$1.30	24d	1	0.48mi
223 Schuylkill Ave Tamaqua, PA	3.0	1.0	1100	$1,050	$0.95	44d	1	0.59mi

Listing history 23 events

1. 2026-06-21
   days on market $99,999 Active 64 DOM
2. 2026-06-18
   price $99,999 Active 62 DOM
3. 2026-06-18
   days on market $112,000 Active 62 DOM
4. 2026-06-17
   days on market $112,000 Active 61 DOM
5. 2026-06-16
   days on market $112,000 Active 60 DOM
6. 2026-06-15
   days on market $112,000 Active 59 DOM
7. 2026-06-13
   days on market $112,000 Active 57 DOM
8. 2026-06-12
   days on market $112,000 Active 56 DOM
9. 2026-06-09
   days on market $112,000 Active 53 DOM
10. 2026-06-08
    days on market $112,000 Active 52 DOM
11. 2026-06-08
    days on market $112,000 Active 51 DOM
12. 2026-06-07
    days on market $112,000 Active 50 DOM
13. 2026-06-04
    days on market $112,000 Active 47 DOM
14. 2026-06-02
    days on market $112,000 Active 46 DOM
15. 2026-06-01
    days on market $112,000 Active 45 DOM
16. 2026-05-31
    days on market $112,000 Active 44 DOM
17. 2026-05-08
    price $120,000 220-char remark

    Show marketing remark (220 chars)

    Welcome to this well-maintained 3-bedroom home featuring a bright and freshly painted living space for everday living and entertaining. Updated kitchen floors, New Carpet -Move -in ready comfort. This home is a must see.

18. 2026-03-27
    listed $125,000 Active 220-char remark

    Show marketing remark (220 chars)

    Welcome to this well-maintained 3-bedroom home featuring a bright and freshly painted living space for everday living and entertaining. Updated kitchen floors, New Carpet -Move -in ready comfort. This home is a must see.

19. 2007-12-18
    soldstatus $33,375
20. 2006-06-30
    soldstatus $26,000
21. 2006-06-30
    soldstatus $26,000
22. 2006-04-04
    listed $26,000
23. 2005-10-06
    listed $29,900

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $1,050 · $88/mo
• Expected delta: +$530/yr (+$44/mo · 101.8%)

ⓘ 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 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: $15,012
• − Mortgage interest: −$5,601
• − Property taxes: −$520
• − Insurance: −$500
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,909
• Taxable income: $3,079
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,807/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

+301.3% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $120,000 GLVRMLS
• 2026-03-27 Listed $125,000 GLVRMLS
• 2007-12-18 Sold (Public Records) $33,375 Public Records
• 2006-06-30 Sold (Public Records) $26,000 Public Records
• 2006-06-30 Sold (MLS) $26,000 BRIGHT MLS
• 2006-04-04 Listed $26,000 BRIGHT MLS
• 2005-10-06 Listed $29,900 PMAR

Property tax history

+2.7%/yr

Latest (2025): $520 · +7.9% YoY. Source: county tax records.