123 N Jardin St · Shenandoah, PA 17976

$125,000

3 bd · 1.0 ba · 2,054 sqft · SingleFamily public records · 227 Days on market

Built 1900 1,307 sqft lot $61/sqft · 44% above area Est $88k · 43% 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 +26.3/30.0
• DSCR +8.9/10.0
• Appreciation +6.9/10.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This spacious four bedroom home offers generous living areas and a comfortable layout. Large rooms with plenty of natural light. With multiple levels of living space this property combines the character of a traditional row home with the comfort and roominess of a larger residence. The living room is highlighted by a artificial fireplace that adds charm, also a focal point enhancing style. The modern kitchen is designed with both style and functionality. Thoughtful design and efficient layout. Convenience of a half bath located on the first floor. There is a newer oil furnace (installed by Antz). Third floor storage room offering plenty of space to organize.

Key facts

• Half bath
• Artificial fireplace
• Modern kitchen

Tags

• ARTIFICIAL FIREPLACE
• MODERN KITCHEN
• HALF BATH
• THIRD FLOOR STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 12.5% in Shenandoah — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#720 in PA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools D-, commute F, employment 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 $6k of equity ($864 loan paydown + $5k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $125k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1900 — 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. 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?
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 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: 1.16% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $87,649
• List price: $125,000
• Delta: 42.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Chestnut St	0.22mi	2/1.5 (-1)	2,208 (+8%)	12mo	$120,000	$54	60
250 Ohio Ave	0.39mi	4/1.5 (+1)	1,900 (-8%)	21mo	$176,000	$93	45
162 Swatara Rd	0.59mi	4/2.0 (+1)	1,859 (-10%)	4mo	$191,000	$103	44
284 Indiana Ave	0.41mi	3/1.5	1,812 (-12%)	23mo	$170,000	$94	40
39 S Schuylkill Ave	0.61mi	3/1.0	1,765 (-14%)	11mo	$159,000	$90	39
480 Texas Ave	0.60mi	3/1.5	1,852 (-10%)	24mo	$230,000	$124	34
60 Schuylkill Ave	0.57mi	4/3.0 (+1)	1,827 (-11%)	20mo	$258,000	$141	26

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: 19.8%
• Equity multiple: 2.18×
• Total profit: $41,262
• Equity at exit: $62,241

10-year hold

• IRR: 20.4%
• Equity multiple: 4.18×
• Total profit: $111,357
• Equity at exit: $100,905

Cash invested: $35,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $322

Break-even live

Break-even rent $1,042

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 E Oak St Shenandoah, PA	4.0	1.5	2220	$1,450	$0.65	43d	1	0.22mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 227 DOM
2. 2026-06-17
   days on market $125,000 Active 226 DOM
3. 2026-06-16
   days on market $125,000 Active 225 DOM
4. 2026-06-15
   days on market $125,000 Active 224 DOM
5. 2026-06-13
   days on market $125,000 Active 222 DOM
6. 2026-06-12
   days on market $125,000 Active 221 DOM
7. 2026-06-09
   days on market $125,000 Active 218 DOM
8. 2026-06-08
   days on market $125,000 Active 217 DOM
9. 2026-06-08
   days on market $125,000 Active 216 DOM
10. 2026-06-07
    days on market $125,000 Active 215 DOM
11. 2026-06-04
    days on market $125,000 Active 212 DOM
12. 2026-06-02
    days on market $125,000 Active 211 DOM
13. 2026-06-01
    days on market $125,000 Active 210 DOM
14. 2026-05-31
    days on market $125,000 Active 209 DOM
15. 2026-04-11
    price $130,000 666-char remark

    Show marketing remark (666 chars)

    This spacious four bedroom home offers generous living areas and a comfortable layout. Large rooms with plenty of natural light. With multiple levels of living space this property combines the character of a traditional row home with the comfort and roominess of a larger residence. The living room is highlighted by a artificial fireplace that adds charm, also a focal point enhancing style. The modern kitchen is designed with both style and functionality. Thoughtful design and efficient layout. Convenience of a half bath located on the first floor. There is a newer oil furnace (installed by Antz). Third floor storage room offering plenty of space to organize.

16. 2026-01-14
    price $140,000 666-char remark

    Show marketing remark (666 chars)

    This spacious four bedroom home offers generous living areas and a comfortable layout. Large rooms with plenty of natural light. With multiple levels of living space this property combines the character of a traditional row home with the comfort and roominess of a larger residence. The living room is highlighted by a artificial fireplace that adds charm, also a focal point enhancing style. The modern kitchen is designed with both style and functionality. Thoughtful design and efficient layout. Convenience of a half bath located on the first floor. There is a newer oil furnace (installed by Antz). Third floor storage room offering plenty of space to organize.

17. 2025-11-03
    listed $150,000 Active 666-char remark

    Show marketing remark (666 chars)

    This spacious four bedroom home offers generous living areas and a comfortable layout. Large rooms with plenty of natural light. With multiple levels of living space this property combines the character of a traditional row home with the comfort and roominess of a larger residence. The living room is highlighted by a artificial fireplace that adds charm, also a focal point enhancing style. The modern kitchen is designed with both style and functionality. Thoughtful design and efficient layout. Convenience of a half bath located on the first floor. There is a newer oil furnace (installed by Antz). Third floor storage room offering plenty of space to organize.

18. 2000-05-09
    soldstatus $42,000

ⓘ 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: $1,386 · $116/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$294/yr (+$25/mo · 21.2%)

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

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$7,002
• − Property taxes: −$1,386
• − Insurance: −$625
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,636
• Taxable income: $1,967
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $3,397/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

• Score: 71/100
• State rank: #720
• US rank: #7134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, PA
• City population: 5,988
• 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

+209.5% since first listed

4 events — show timeline

• 2026-04-11 Price Changed $130,000 BRIGHT MLS
• 2026-01-14 Price Changed $140,000 BRIGHT MLS
• 2025-11-03 Listed $150,000 BRIGHT MLS
• 2000-05-09 Sold (Public Records) $42,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,386 · +3.3% YoY. Source: county tax records.