201 N 2nd St · Pottsville, PA 17901

$224,000

3 bd · 3.0 ba · 3,236 sqft · MultiFamily public records · 28 Days on market

Built 1920 2,475 sqft lot Est $188k · 19% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Large Brick, 3 Unit Apartment Building in Pottsville Historic Area. Each Unit has 2 Bedrooms, Each Unit is Occupied. This income producer is priced to sell!

Key facts

• Walking distance
• Gas heat
• Functional layout

Tags

• HISTORIC ARCHITECTURAL DETAILS
• CORNER PROPERTY
• FUNCTIONAL LAYOUT
• GAS HEAT
• WALKING DISTANCE
• DOWNTOWN BUSINESS DISTRICT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service; Electric hot water
• Home design: Semi-detached property; Single-story building; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Estimated year built
• Exterior features: Lot approximately 25 ft x 99 ft; Above-grade other structures present

Interior

• Bedrooms: Three two-bedroom units (Unit 1, Unit 2, Unit 3)
• Heating & cooling: Hot water heating; Natural gas heating fuel; Electric cooling fuel
• Interior features: Full unfinished basement; Basement laundry
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $224k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $484/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $224k).
• Recommended offer: $221k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 6.1% in Pottsville — 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 75/100 on livability (#442 in PA, #4,025 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F, employment F.
• Pottsville Area SD (town): math 29% / reading 46% proficiency, ranked #395 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lengel Ms (math 22% / reading 43%, grade F, #355 of 512 statewide, top 70%, 699 students, 66% FRL); Pottsville Area Hs (math 52% / reading 74%, grade B-, #69 of 437 statewide, top 16%, 898 students, 57% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 177 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 + 5.7% rent growth), your $63k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $35k; list at $224k implies a 540% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,640 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.70% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.77%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $187,688
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N George St	0.26mi	3/—	3,204 (-1%)	12mo	$185,000	$58	76

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.07×
• Total profit: $66,799
• Equity at exit: $33,399

10-year hold

• IRR: 34.3%
• Equity multiple: 4.56×
• Total profit: $223,415
• Equity at exit: $19,367

Cash invested: $62,720 (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 17901

• Home prices YoY: -21.2%
• Rents YoY: 5.7%
• Active inventory: 177
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,800 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$283 /mo · $3,392/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $1,451

Break-even live

Break-even rent $1,963

Max offer price $224,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,801
Total (3 units)			$3,800

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $224,000 Active 28 DOM
2. 2026-06-18
   days on market $224,000 Active 27 DOM
3. 2026-06-17
   days on market $224,000 Active 26 DOM
4. 2026-06-16
   days on market $224,000 Active 25 DOM
5. 2026-06-15
   days on market $224,000 Active 24 DOM
6. 2026-06-14
   days on market $224,000 Active 22 DOM
7. 2026-06-12
   days on market $224,000 Active 21 DOM
8. 2026-06-09
   days on market $224,000 Active 18 DOM
9. 2026-06-08
   days on market $224,000 Active 17 DOM
10. 2026-06-07
    days on market $224,000 Active 16 DOM
11. 2026-06-07
    days on market $224,000 Active 15 DOM
12. 2026-06-04
    days on market $224,000 Active 12 DOM
13. 2026-06-02
    days on market $224,000 Active 11 DOM
14. 2026-06-01
    days on market $224,000 Active 10 DOM
15. 2026-05-31
    days on market $224,000 Active 9 DOM
16. 2026-05-31
    days on market $224,000 Active 8 DOM
17. 2026-05-22
    listed $224,000 Active
18. 2015-12-10
    soldstatus $35,000 156-char remark

    Show marketing remark (156 chars)

    Large Brick, 3 Unit Apartment Building in Pottsville Historic Area. Each Unit has 2 Bedrooms, Each Unit is Occupied. This income producer is priced to sell!

19. 2015-11-30
    soldstatus $35,000
20. 2015-11-16
    historical 156-char remark

    Show marketing remark (156 chars)

    Large Brick, 3 Unit Apartment Building in Pottsville Historic Area. Each Unit has 2 Bedrooms, Each Unit is Occupied. This income producer is priced to sell!

21. 2015-04-15
    listed $40,000 156-char remark

    Show marketing remark (156 chars)

    Large Brick, 3 Unit Apartment Building in Pottsville Historic Area. Each Unit has 2 Bedrooms, Each Unit is Occupied. This income producer is priced to sell!

22. 2007-09-14
    historical
23. 2007-03-14
    listed $109,900
24. 2006-02-04
    soldstatus $92,000
25. 2006-02-04
    soldstatus $92,000
26. 2006-01-07
    historical
27. 2005-10-15
    listed $92,000
28. 2005-01-04
    soldstatus $72,000

ⓘ 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: $3,392 · $283/mo
• Projected year-2 tax: $3,466 · $289/mo
• Expected delta: +$74/yr (+$6/mo · 2.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,600
• − Mortgage interest: −$12,547
• − Property taxes: −$3,392
• − Insurance: −$1,120
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − Depreciation: −$6,516
• Taxable income: $14,728
• Est. tax owed @ 24.0%: −$3,535
• After-tax cash flow: $13,881/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: Pottsville Area SD
• NCES district ID: 4219710
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $39,157
• Composite: 31.32/100
• National rank: #6002
• State rank: #395 of 539 in PA

Livability — Pottsville

• Score: 75/100
• State rank: #442
• US rank: #4025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottsville, PA
• County: Schuylkill County · 22,371 people
• City population: 22,371
• Metro: Pottsville, PA
• Population (ZIP): 22,371
• Household income: $62,484
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 622.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 2%
• Common ancestry: Romanian 9% Iranian 5% Subsaharan African 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 1%

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: ▼ -54.14%
• Current HPI: 200.6516
• Rent YoY: ▲ 5.70%
• Metro: Pottsville, PA
• 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

+211.1% since first listed

12 events — show timeline

• 2026-05-22 Listed $224,000 BRIGHT MLS
• 2015-12-10 Sold (MLS) $35,000 BRIGHT MLS
• 2015-11-30 Sold (Public Records) $35,000 Public Records
• 2015-11-16 Listing Removed — BRIGHT MLS
• 2015-04-15 Listed $40,000 BRIGHT MLS
• 2007-09-14 Listing Removed — BRIGHT MLS
• 2007-03-14 Listed $109,900 BRIGHT MLS
• 2006-02-04 Sold (Public Records) $92,000 Public Records
• 2006-02-04 Sold (MLS) $92,000 BRIGHT MLS
• 2006-01-07 Listing Removed — BRIGHT MLS
• 2005-10-15 Listed $92,000 BRIGHT MLS
• 2005-01-04 Sold (Public Records) $72,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,392 · +8.6% YoY. Source: county tax records.