9 N 22nd St · Pottsville, PA 17901

$169,900

3 bd · 1.0 ba · 1,324 sqft · MultiFamily public records · 3 Days on market

Built 1927 2,178 sqft lot

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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 +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• 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

Home in the process of getting cleaned out. Garage and off street parking. No SDS. Spacious rooms, good location. Fenced yard. Nice curb appeal. $1,000 deposit money required and proof of funds.

Key facts

• 2 parking spots
• Built 1927
• Listed 3 days

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Semi-detached home; Vinyl siding
• Construction: Block foundation; Estimated year built
• Exterior features: Shed; Not in a federal flood zone; Lot dimensions approximately 23 x 95 (assessor)

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Hot water heat; Oil-fired heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Cap rate 19.1% 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.
• Market conditions: Rents rising fast (+5.7%/yr); 177 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); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).
• At $3,749/mo this rent would consume 72% of the median local household income ($62k/yr) (locally 622% 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $55k; list at $170k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1927 — 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 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?
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: 2.21% ✓
• Cap rate: 19.13%
• Cash-on-cash: 45.84%
• DSCR: 3.04
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.7% rent growth · sell at horizon

5-year hold

• IRR: 46.0%
• Equity multiple: 3.08×
• Total profit: $98,715
• Equity at exit: $25,333

10-year hold

• IRR: 53.0%
• Equity multiple: 6.90×
• Total profit: $280,524
• Equity at exit: $14,690

Cash invested: $47,572 (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 17901

• Home prices YoY: -21.2%
• Rents YoY: 5.7%
• Active inventory: 177
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,749 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $1,817

Break-even live

Break-even rent $1,449

Max offer price $169,900

Occupancy floor 47%

Sensitivity live

Price	-10% $1,914	-5% $1,865	+0% $1,817	+5% $1,769	+10% $1,721
Rent	-10% $1,521	-5% $1,669	+0% $1,817	+5% $1,965	+10% $2,114
Rate	-1.0pp $1,903	-0.5pp $1,861	base $1,817	+0.5pp $1,773	+1.0pp $1,729

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$3,750
Total (3 units)			$3,749

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2063 King Ave Pottsville, PA	3.0	2.5	1656	$1,600	$0.97	44d	1	0.23mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	44d	1	1.27mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	44d	1	1.34mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	44d	1	1.42mi

Listing history 10 events

1. 2026-04-13
   status Pending
2. 2026-04-12
   historical
3. 2026-04-10
   listed $169,900 Active
4. 2026-04-08
   historical $169,900
5. 2022-04-22
   soldstatus $55,000
6. 2014-02-14
   soldstatus $31,000
7. 2005-06-27
   soldstatus $28,000 194-char remark

   Show marketing remark (194 chars)

   Home in the process of getting cleaned out. Garage and off street parking. No SDS. Spacious rooms, good location. Fenced yard. Nice curb appeal. $1,000 deposit money required and proof of funds.

8. 2005-05-09
   historical 194-char remark

   Show marketing remark (194 chars)

   Home in the process of getting cleaned out. Garage and off street parking. No SDS. Spacious rooms, good location. Fenced yard. Nice curb appeal. $1,000 deposit money required and proof of funds.

9. 2005-05-02
   listed $28,000 194-char remark

   Show marketing remark (194 chars)

   Home in the process of getting cleaned out. Garage and off street parking. No SDS. Spacious rooms, good location. Fenced yard. Nice curb appeal. $1,000 deposit money required and proof of funds.

10. 2000-01-28
    soldstatus $62,000

ⓘ 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: $2,191 · $183/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$247/yr (+$21/mo · 11.3%)

ⓘ 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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,988
• − Mortgage interest: −$9,517
• − Property taxes: −$2,191
• − Insurance: −$850
• − Repairs & maintenance: −$3,599
• − Management: −$3,599
• − Depreciation: −$4,943
• Taxable income: $20,290
• Est. tax owed @ 24.0%: −$4,870
• After-tax cash flow: $16,939/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

+174.0% since first listed

10 events — show timeline

• 2026-04-13 Pending — BRIGHT MLS
• 2026-04-12 Listing Removed — BRIGHT MLS
• 2026-04-10 Listed $169,900 BRIGHT MLS
• 2026-04-08 Coming Soon $169,900 BRIGHT MLS
• 2022-04-22 Sold (Public Records) $55,000 Public Records
• 2014-02-14 Sold (Public Records) $31,000 Public Records
• 2005-06-27 Sold (MLS) $28,000 BRIGHT MLS
• 2005-05-09 Listing Removed — BRIGHT MLS
• 2005-05-02 Listed $28,000 BRIGHT MLS
• 2000-01-28 Sold (Public Records) $62,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,191 · +8.6% YoY. Source: county tax records.