402 Hobart St · Gordon, PA 17921

$79,900

3 bd · 1.0 ba · 1,852 sqft · Townhouse public records · 4 Days on market

Built 1890 4,792 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* Schuylkill County Reassessment is being appealed for 2027 correction Step into a charming piece of history with this classic twin home in the heart of the Gordon subdivision. Built in 1890, this traditional gem boasts three spacious bedrooms and two full bathrooms, offering ample room for relaxation and comfort. The full basement provides endless possibilities for storage or a creative workspace, while the inviting layout encourages seamless living and entertaining. Enjoy the convenience of off-street parking for two vehicles, ensuring easy access to your new home. The 0.11-acre lot offers a manageable outdoor space, perfect for gardening or enjoying a quiet evening under the stars. With

Key facts

• Full basement
• Vibrant community
• 0.11 acre lot

Tags

• FULL BASEMENT
• OFF-STREET PARKING
• 0.11 ACRE LOT
• MIXED CONSTRUCTION MATERIALS
• VIBRANT COMMUNITY

Property features AI

Exterior

• Parking: 2 total garage and parking spaces; On-street and off-street parking available; 2 off-street spaces
• Utilities: Public sewer; Public water; Electric hot water
• Home design: Semi-detached property; Above-grade finished area approximately 1,400
• Construction: Mixed construction materials; Permanent foundation; Other structures above and below grade; Pets allowed with no pet restrictions; Estimated year built
• Exterior features: Not in a federal flood zone; 2+ access exits; Tidal water not present; Ground rent paid annually

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Hot water heating; Window unit cooling
• Interior features: Full basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $48 ($581/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 67/100 on livability (#983 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: schools D, amenities F, commute F.
• North Schuylkill SD (rural): math 19% / reading 48% proficiency, ranked #429 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 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 $9k of equity ($552 loan paydown + $8k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $80k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.68% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.29%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.10×
• Total profit: $46,904
• Equity at exit: $71,980

10-year hold

• IRR: 23.2%
• Equity multiple: 7.09×
• Total profit: $136,301
• Equity at exit: $155,228

Cash invested: $22,372 (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 17921

• Home prices YoY: 21.7%
• Active inventory: 49
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $48

Break-even live

Break-even rent $1,282

Max offer price $79,900

Occupancy floor 91%

Sensitivity live

Price	-10% $104	-5% $76	+0% $48	+5% $21	+10% $-7
Rent	-10% $-58	-5% $-5	+0% $48	+5% $101	+10% $155
Rate	-1.0pp $89	-0.5pp $69	base $48	+0.5pp $28	+1.0pp $7

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $79,900 Active 4 DOM
2. 2026-06-19
   days on market $79,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $79,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 17 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: $16,117
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$5,924
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,324
• Taxable loss: −$385
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $674/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: North Schuylkill SD
• NCES district ID: 4210110
• Math proficiency: 19% ▼ -14.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $43,529
• Composite: 28.37/100
• National rank: #6770
• State rank: #429 of 539 in PA

Livability — Gordon

• Score: 67/100
• State rank: #983
• US rank: #10797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gordon, PA
• City population: 1,004
• Population (ZIP): 7,029

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 (83%)
• Race & ethnicity: White 83% Black 10% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 10% Iranian 4% Polish 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 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: ▲ 62.11%
• Current HPI: 347.8425
• 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

+77.6% since first listed

2 events — show timeline

• 2026-06-17 Listed $79,900 BRIGHT MLS
• 1995-04-21 Sold (Public Records) $45,000 Public Records

Property tax history

+19.8%/yr

Latest (2026): $4,532 · +468.3% YoY. Source: county tax records.