539 E Elm St · Tamaqua, PA 18252

$94,900

2 bd · 1.0 ba · 868 sqft · Townhouse public records · 404 Days on market

Built 1910 3,049 sqft lot $109/sqft · 10% above area Est $86k · 10% 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Frame-Constructed, Semi-Detached Single-Family Dwelling is located in a great part of town, in a quiet and peaceful residential neighborhood on the east side of the Borough. The Subject Property is within easy driving distance to all local amenities and the small town attractions. This Dwelling Has 2 Bedrooms, Open Front Porch and Storage Basement. The Rear Yard is large and has Privacy for Outside Relaxation too! Call Owner Direct for a showing today.

Key facts

• Storage basement
• Large rear yard
• Open front porch

Tags

• OPEN FRONT PORCH
• STORAGE BASEMENT
• LARGE REAR YARD
• PRIVACY FOR OUTSIDE RELAXATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $656 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 404 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $95k implies a 849% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 404 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 1910 — 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: 1.30% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $86,128
• List price: $94,900
• Delta: 10.19%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 E Elm St	0.00mi	2/1.0	868 (0%)	15mo	$93,000	$107	87

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $7,201
• Equity at exit: $14,150

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $35,338
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $355

Break-even live

Break-even rent $786

Max offer price $94,900

Occupancy floor 66%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Schuylkill Ave Tamaqua, PA	3.0	1.0	1100	$1,050	$0.95	43d	1	0.44mi
234 Mauch Chunk St Unit 2 Tamaqua, PA	3.0	1.0	1100	$1,425	$1.30	23d	1	0.53mi
128 E Broad St Unit 128C Tamaqua, PA	2.0	1.0	1055	$1,200	$1.14	43d	1	0.66mi
132 E Broad St Unit 1 Tamaqua, PA	2.0	1.0	900	$1,300	$1.44	43d	1	0.67mi

Listing history 23 events

1. 2026-06-18
   days on market $94,900 Active 404 DOM
2. 2026-06-17
   days on market $94,900 Active 403 DOM
3. 2026-06-16
   days on market $94,900 Active 402 DOM
4. 2026-06-15
   days on market $94,900 Active 401 DOM
5. 2026-06-13
   days on market $94,900 Active 399 DOM
6. 2026-06-12
   days on market $94,900 Active 398 DOM
7. 2026-06-09
   days on market $94,900 Active 395 DOM
8. 2026-06-08
   days on market $94,900 Active 394 DOM
9. 2026-06-08
   days on market $94,900 Active 393 DOM
10. 2026-06-07
    days on market $94,900 Active 392 DOM
11. 2026-06-04
    days on market $94,900 Active 389 DOM
12. 2026-06-02
    days on market $94,900 Active 388 DOM
13. 2026-06-01
    days on market $94,900 Active 387 DOM
14. 2026-05-31
    days on market $94,900 Active 386 DOM
15. 2025-12-30
    price $94,900 466-char remark

    Show marketing remark (466 chars)

    This Frame-Constructed, Semi-Detached Single-Family Dwelling is located in a great part of town, in a quiet and peaceful residential neighborhood on the east side of the Borough. The Subject Property is within easy driving distance to all local amenities and the small town attractions. This Dwelling Has 2 Bedrooms, Open Front Porch and Storage Basement. The Rear Yard is large and has Privacy for Outside Relaxation too! Call Owner Direct for a showing today.

16. 2025-05-09
    listed $89,900 Active 466-char remark

    Show marketing remark (466 chars)

    This Frame-Constructed, Semi-Detached Single-Family Dwelling is located in a great part of town, in a quiet and peaceful residential neighborhood on the east side of the Borough. The Subject Property is within easy driving distance to all local amenities and the small town attractions. This Dwelling Has 2 Bedrooms, Open Front Porch and Storage Basement. The Rear Yard is large and has Privacy for Outside Relaxation too! Call Owner Direct for a showing today.

17. 2016-01-22
    historical
18. 2014-03-17
    listed $37,000
19. 2009-09-18
    soldstatus $10,000
20. 2009-09-11
    soldstatus $10,000
21. 2008-06-29
    listed $10,000
22. 2008-06-29
    historical
23. 2004-10-26
    soldstatus $6,500

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$246/yr (+$20/mo · 24.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,821
• − Mortgage interest: −$5,316
• − Property taxes: −$1,008
• − Insurance: −$474
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,761
• Taxable income: $2,891
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $3,561/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

+1360.0% since first listed

9 events — show timeline

• 2025-12-30 Price Changed $94,900 GLVRMLS
• 2025-05-09 Listed $89,900 GLVRMLS
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2014-03-17 Listed $37,000 BRIGHT MLS
• 2009-09-18 Sold (MLS) $10,000 BRIGHT MLS
• 2009-09-11 Sold (Public Records) $10,000 Public Records
• 2008-06-29 Listing Removed — BRIGHT MLS
• 2008-06-29 Listed $10,000 BRIGHT MLS
• 2004-10-26 Sold (Public Records) $6,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,008 · +7.9% YoY. Source: county tax records.