669 Main St · Porter, PA 17981

$180,000

3 bd · 3.0 ba · 2,674 sqft · MultiFamily public records · 13 Days on market

Built 1900 0.29 ac lot

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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 +25.2/30.0
• 1% rule +8.3/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Fantastic Duplex Opportunity in the Heart of Tremont! Welcome to 669 Main St, Tremont, PA, a spacious duplex offering the perfect blend of income potential and long-term value. Each unit features 3 bedrooms and 1 bathroom, providing comfortable living spaces that appeal to a wide range of tenants and owner-occupants alike. Inside, you'll find generous room sizes, functional layouts, and plenty of natural light throughout both units. Whether you're looking to expand your investment portfolio, live in one unit while renting the other, or add a strong cash-flowing asset to your holdings, this property offers flexibility and opportunity. Conveniently located on Main Street, residents will enjoy

Key facts

• Income potential
• Natural light
• Duplex opportunity

Tags

• DUPLEX OPPORTUNITY
• HEART OF TREMONT
• INCOME POTENTIAL
• NATURAL LIGHT
• FLEXIBLE LIVING SPACES
• EASY ACCESS TO LOCAL SHOPS

Property features AI

Exterior

• Parking: Off-street parking for 4 vehicles (total 4 spaces)
• Utilities: Electric hot water; Well water; Septic system
• Home design: Detached property; Fee simple ownership; Estimated year built
• Construction: Stone and other foundation types
• Exterior features: Detached structure; No tidal water on the lot; Above grade and below grade structures

Interior

• Bedrooms: Two 3-bedroom units (Unit 1, Unit 2)
• Heating & cooling: Baseboard electric heating; Window air conditioning units (electric)
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive. Per door: $201/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Williams Valley SD (rural): math 16% / reading 44% proficiency, ranked #442 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $180k implies a 431% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000

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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.33% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.57×
• Total profit: $28,927
• Equity at exit: $61,154

10-year hold

• IRR: 15.1%
• Equity multiple: 2.83×
• Total profit: $92,446
• Equity at exit: $81,041

Cash invested: $50,400 (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 17981

• Home prices YoY: 0.4%
• Active inventory: 11
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$474 /mo · $5,692/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $403

Break-even live

Break-even rent $1,890

Max offer price $180,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,400
Total (2 units)			$2,400

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $180,000 Active 13 DOM
2. 2026-06-17
   days on market $180,000 Active 12 DOM
3. 2026-06-16
   days on market $180,000 Active 11 DOM
4. 2026-06-15
   days on market $180,000 Active 10 DOM
5. 2026-06-14
   days on market $180,000 Active 8 DOM
6. 2026-06-13
   days on market $180,000 Active 7 DOM
7. 2026-06-10
   days on market $180,000 Active 5 DOM
8. 2026-06-09
   days on market $180,000 Active 4 DOM
9. 2026-06-08
   days on market $180,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $180,000 Active 2 DOM

ⓘ 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: $5,692 · $474/mo
• Projected year-2 tax: $5,692 · $474/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $28,800
• − Mortgage interest: −$10,083
• − Property taxes: −$5,692
• − Insurance: −$900
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$5,236
• Taxable income: $2,281
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $4,285/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: Williams Valley SD
• NCES district ID: 4226400
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $47,317
• Composite: 25.84/100
• National rank: #7354
• State rank: #442 of 539 in PA

Livability — Porter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,619

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Iranian 5% Polish 3% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▲ 0.97%
• Current HPI: 226.8211
• 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

+431.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $180,000 BRIGHT MLS
• 1998-05-06 Sold (Public Records) $33,900 Public Records

Property tax history

+19.1%/yr

Latest (2026): $5,692 · +433.6% YoY. Source: county tax records.