243 Florida Ave · Shenandoah Heights, PA 17976

$150,000

3 bd · 1.0 ba · 1,225 sqft · MultiFamily public records · 60 Days on market

Built 1922 $122/sqft · at area comps Est $181k · 17% under

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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 +19.4/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

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

Just the property you have been looking for!!! this move in ready is waiting for a new owner, lots of updates throughout the property, 3 car garage, large yard, and lots more! Dont wait to see this property!

Key facts

• Lots of updates
• Above ground pool
• Large yard

Tags

• MOVE IN READY
• LOTS OF UPDATES
• LARGE YARD
• ABOVE GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (6.7% below list).
• Recommended offer: $140k (6.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#996 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D+, amenities F, commute F.
• Shenandoah Valley SD (town): math 20% / reading 38% proficiency, ranked #454 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 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

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $150k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000 (6.7% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.93% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (median comp): $181,245
• List price: $150,000
• Delta: -17.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 E Lloyd St	0.64mi	3/—	1,200 (-2%)	9mo	$30,000	$25	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.84×
• Total profit: $35,464
• Equity at exit: $74,690

10-year hold

• IRR: 15.4%
• Equity multiple: 3.46×
• Total profit: $103,206
• Equity at exit: $121,086

Cash invested: $42,000 (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 17976

• Home prices YoY: 1.3%
• Active inventory: 63
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $167

Break-even live

Break-even rent $1,189

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 W Arlington St Shenandoah, PA	3.0	1.0	1143	$1,400	$1.22	43d	1	0.47mi

Listing history 12 events

1. 2026-05-18
   status Pending 207-char remark

   Show marketing remark (207 chars)

   Just the property you have been looking for!!! this move in ready is waiting for a new owner, lots of updates throughout the property, 3 car garage, large yard, and lots more! Dont wait to see this property!

2. 2026-05-12
   price $150,000 207-char remark

   Show marketing remark (207 chars)

   Just the property you have been looking for!!! this move in ready is waiting for a new owner, lots of updates throughout the property, 3 car garage, large yard, and lots more! Dont wait to see this property!

3. 2026-04-10
   price $155,000 207-char remark

   Show marketing remark (207 chars)

   Just the property you have been looking for!!! this move in ready is waiting for a new owner, lots of updates throughout the property, 3 car garage, large yard, and lots more! Dont wait to see this property!

4. 2026-03-18
   listed $160,000 Active 207-char remark

   Show marketing remark (207 chars)

   Just the property you have been looking for!!! this move in ready is waiting for a new owner, lots of updates throughout the property, 3 car garage, large yard, and lots more! Dont wait to see this property!

5. 2016-01-22
   historical
6. 2014-11-14
   soldstatus $32,000
7. 2014-08-15
   historical
8. 2014-04-18
   listed $42,500
9. 2014-03-31
   historical
10. 2013-09-24
    listed $45,000
11. 2013-08-18
    listed $42,500
12. 2011-04-21
    soldstatus $21,000

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,725 · $144/mo
• Expected delta: +$645/yr (+$54/mo · 59.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $16,800
• − Mortgage interest: −$8,402
• − Property taxes: −$1,081
• − Insurance: −$750
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,364
• Taxable loss: −$485
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $2,118/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: Shenandoah Valley SD
• NCES district ID: 4221490
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $31,968
• Composite: 23.58/100
• National rank: #7851
• State rank: #454 of 539 in PA

Livability — Shenandoah Heights

• Score: 67/100
• State rank: #996
• US rank: #10978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah Heights, PA
• Population (ZIP): 5,988

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 34% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 11%
• Common ancestry: Romanian 20% Iranian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 30% Russian/Polish/Slavic 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: ▲ 3.84%
• Current HPI: 308.8036
• 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

+614.3% since first listed

12 events — show timeline

• 2026-05-18 Pending — LCAR
• 2026-05-12 Price Changed $150,000 LCAR
• 2026-04-10 Price Changed $155,000 LCAR
• 2026-03-18 Listed $160,000 LCAR
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2014-11-14 Sold (Public Records) $32,000 Public Records
• 2014-08-15 Listing Removed — BRIGHT MLS
• 2014-04-18 Listed $42,500 BRIGHT MLS
• 2014-03-31 Listing Removed — BRIGHT MLS
• 2013-09-24 Listed $45,000 BRIGHT MLS
• 2013-08-18 Listed $42,500 BRIGHT MLS
• 2011-04-21 Sold (Public Records) $21,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,081 · +4.1% YoY. Source: county tax records.