17 E Main St · Schuylkill Haven, PA 17972

$125,000

6 bd · 3.0 ba · — sqft · MultiFamily · 1 Days on market

Built 1860 3,485 sqft lot ↓ 54% since listing

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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
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• 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: 3 units. confirmed

Listing remarks MLS

SELLER IS RETIRING. .. .. 3 UNIT APARTMENT BUILDING WITH SET UP FOR BEAUTY SALON ON THE FIRST FLOOR. 2 CAR GARAGE PLUS ADDITIONAL PARKING FOR 3 CARS OFF STREET. THIS PROPERTY IS A MUST SEE. IF YOU ARE LOOKING FOR A LONG TERM INVESTMENT WITH A QUALITY PROPERTY, THIS IS FOR YOU. 2 APTS, STOREFRONT AND GARAGES ARE AVAILABLE AT PRESENT > 4 CAR GARAGE / PLUS XTRA LOT WITH ADDITIONAL OFF STREET PARKING - SELLER IS WAITING FOR YOUR OFFER. .. Mailing Address Continued: SCHUYLKILL HAVENMunicipal Inspection Required: NBuilding Type: MULTI UNIT

Key facts

• 3,485 sq ft lot
• 2 parking spots
• Built 1860

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $778/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $125k).

Location & tenants

• Location reads 80/100 on livability (#197 in PA, #1,714 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F, employment F.
• Schuylkill Haven Area SD (town): math 27% / reading 56% proficiency, ranked #330 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

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 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.24% ✓
• Cap rate: 28.71%
• Cash-on-cash: 80.05%
• DSCR: 4.56
• GRM: 2.6

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 E Main St	0.13mi	7/— (+1)	3,704	4mo	$230,000	$62	73

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

Projected returns pro-forma

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

5-year hold

• IRR: 80.2%
• Equity multiple: 4.67×
• Total profit: $128,514
• Equity at exit: $18,638

10-year hold

• IRR: 83.7%
• Equity multiple: 9.68×
• Total profit: $303,642
• Equity at exit: $10,808

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 17972

• Home prices YoY: -9.1%
• Active inventory: 52
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,049 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $2,335

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 37%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,050
Total (3 units)			$4,049

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: —

Listing history 15 events

1. 2011-03-09
   soldstatus $92,500 545-char remark

   Show marketing remark (545 chars)

   SELLER IS RETIRING. .. .. 3 UNIT APARTMENT BUILDING WITH SET UP FOR BEAUTY SALON ON THE FIRST FLOOR. 2 CAR GARAGE PLUS ADDITIONAL PARKING FOR 3 CARS OFF STREET. THIS PROPERTY IS A MUST SEE. IF YOU ARE LOOKING FOR A LONG TERM INVESTMENT WITH A QUALITY PROPERTY, THIS IS FOR YOU. 2 APTS, STOREFRONT AND GARAGES ARE AVAILABLE AT PRESENT > 4 CAR GARAGE / PLUS XTRA LOT WITH ADDITIONAL OFF STREET PARKING - SELLER IS WAITING FOR YOUR OFFER. .. Mailing Address Continued: SCHUYLKILL HAVENMunicipal Inspection Required: NBuilding Type: MULTI UNIT

2. 2010-11-20
   historical
3. 2010-10-31
   historical
4. 2010-07-30
   historical
5. 2010-04-08
   historical
6. 2010-02-11
   listed $92,500 545-char remark

   Show marketing remark (545 chars)

   SELLER IS RETIRING. .. .. 3 UNIT APARTMENT BUILDING WITH SET UP FOR BEAUTY SALON ON THE FIRST FLOOR. 2 CAR GARAGE PLUS ADDITIONAL PARKING FOR 3 CARS OFF STREET. THIS PROPERTY IS A MUST SEE. IF YOU ARE LOOKING FOR A LONG TERM INVESTMENT WITH A QUALITY PROPERTY, THIS IS FOR YOU. 2 APTS, STOREFRONT AND GARAGES ARE AVAILABLE AT PRESENT > 4 CAR GARAGE / PLUS XTRA LOT WITH ADDITIONAL OFF STREET PARKING - SELLER IS WAITING FOR YOUR OFFER. .. Mailing Address Continued: SCHUYLKILL HAVENMunicipal Inspection Required: NBuilding Type: MULTI UNIT

7. 2010-02-11
   historical 545-char remark

   Show marketing remark (545 chars)

   SELLER IS RETIRING. .. .. 3 UNIT APARTMENT BUILDING WITH SET UP FOR BEAUTY SALON ON THE FIRST FLOOR. 2 CAR GARAGE PLUS ADDITIONAL PARKING FOR 3 CARS OFF STREET. THIS PROPERTY IS A MUST SEE. IF YOU ARE LOOKING FOR A LONG TERM INVESTMENT WITH A QUALITY PROPERTY, THIS IS FOR YOU. 2 APTS, STOREFRONT AND GARAGES ARE AVAILABLE AT PRESENT > 4 CAR GARAGE / PLUS XTRA LOT WITH ADDITIONAL OFF STREET PARKING - SELLER IS WAITING FOR YOUR OFFER. .. Mailing Address Continued: SCHUYLKILL HAVENMunicipal Inspection Required: NBuilding Type: MULTI UNIT

8. 2010-02-11
   listed $125,000

   Show marketing remark (545 chars)

   SELLER IS RETIRING. .. .. 3 UNIT APARTMENT BUILDING WITH SET UP FOR BEAUTY SALON ON THE FIRST FLOOR. 2 CAR GARAGE PLUS ADDITIONAL PARKING FOR 3 CARS OFF STREET. THIS PROPERTY IS A MUST SEE. IF YOU ARE LOOKING FOR A LONG TERM INVESTMENT WITH A QUALITY PROPERTY, THIS IS FOR YOU. 2 APTS, STOREFRONT AND GARAGES ARE AVAILABLE AT PRESENT > 4 CAR GARAGE / PLUS XTRA LOT WITH ADDITIONAL OFF STREET PARKING - SELLER IS WAITING FOR YOUR OFFER. .. Mailing Address Continued: SCHUYLKILL HAVENMunicipal Inspection Required: NBuilding Type: MULTI UNIT

9. 2010-02-11
   listed $125,000

   Show marketing remark (545 chars)

   SELLER IS RETIRING. .. .. 3 UNIT APARTMENT BUILDING WITH SET UP FOR BEAUTY SALON ON THE FIRST FLOOR. 2 CAR GARAGE PLUS ADDITIONAL PARKING FOR 3 CARS OFF STREET. THIS PROPERTY IS A MUST SEE. IF YOU ARE LOOKING FOR A LONG TERM INVESTMENT WITH A QUALITY PROPERTY, THIS IS FOR YOU. 2 APTS, STOREFRONT AND GARAGES ARE AVAILABLE AT PRESENT > 4 CAR GARAGE / PLUS XTRA LOT WITH ADDITIONAL OFF STREET PARKING - SELLER IS WAITING FOR YOUR OFFER. .. Mailing Address Continued: SCHUYLKILL HAVENMunicipal Inspection Required: NBuilding Type: MULTI UNIT

10. 2010-02-11
    listed $175,000

    Show marketing remark (545 chars)

    SELLER IS RETIRING. .. .. 3 UNIT APARTMENT BUILDING WITH SET UP FOR BEAUTY SALON ON THE FIRST FLOOR. 2 CAR GARAGE PLUS ADDITIONAL PARKING FOR 3 CARS OFF STREET. THIS PROPERTY IS A MUST SEE. IF YOU ARE LOOKING FOR A LONG TERM INVESTMENT WITH A QUALITY PROPERTY, THIS IS FOR YOU. 2 APTS, STOREFRONT AND GARAGES ARE AVAILABLE AT PRESENT > 4 CAR GARAGE / PLUS XTRA LOT WITH ADDITIONAL OFF STREET PARKING - SELLER IS WAITING FOR YOUR OFFER. .. Mailing Address Continued: SCHUYLKILL HAVENMunicipal Inspection Required: NBuilding Type: MULTI UNIT

11. 2010-02-11
    listed $175,000

    Show marketing remark (545 chars)

    SELLER IS RETIRING. .. .. 3 UNIT APARTMENT BUILDING WITH SET UP FOR BEAUTY SALON ON THE FIRST FLOOR. 2 CAR GARAGE PLUS ADDITIONAL PARKING FOR 3 CARS OFF STREET. THIS PROPERTY IS A MUST SEE. IF YOU ARE LOOKING FOR A LONG TERM INVESTMENT WITH A QUALITY PROPERTY, THIS IS FOR YOU. 2 APTS, STOREFRONT AND GARAGES ARE AVAILABLE AT PRESENT > 4 CAR GARAGE / PLUS XTRA LOT WITH ADDITIONAL OFF STREET PARKING - SELLER IS WAITING FOR YOUR OFFER. .. Mailing Address Continued: SCHUYLKILL HAVENMunicipal Inspection Required: NBuilding Type: MULTI UNIT

12. 2008-10-26
    historical
13. 2008-07-26
    listed $175,000
14. 2008-07-06
    historical
15. 2007-11-06
    listed $200,000

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

Taxation est. · year 1

• Rental income: $48,588
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$3,887
• − Management: −$3,887
• − Depreciation: −$3,636
• Taxable income: $27,676
• Est. tax owed @ 24.0%: −$6,642
• After-tax cash flow: $21,376/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: Schuylkill Haven Area SD
• NCES district ID: 4220910
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $51,147
• Composite: 35.73/100
• National rank: #4857
• State rank: #330 of 539 in PA

Livability — Schuylkill Haven

• Score: 80/100
• State rank: #197
• US rank: #1714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schuylkill Haven, PA
• Population (ZIP): 11,294

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -21.14%
• Current HPI: 212.0474
• 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

-53.8% since first listed

15 events — show timeline

• 2011-03-09 Sold (MLS) $92,500 BRIGHT MLS
• 2010-11-20 Listing Removed — BRIGHT MLS
• 2010-10-31 Listing Removed — BRIGHT MLS
• 2010-07-30 Listing Removed — BRIGHT MLS
• 2010-04-08 Listing Removed — BRIGHT MLS
• 2010-02-11 Listed $175,000 BRIGHT MLS
• 2010-02-11 Listed $175,000 BRIGHT MLS
• 2010-02-11 Listed $125,000 BRIGHT MLS
• 2010-02-11 Listed $125,000 BRIGHT MLS
• 2010-02-11 Listing Removed — BRIGHT MLS
• 2010-02-11 Listed $92,500 BRIGHT MLS
• 2008-10-26 Listing Removed — BRIGHT MLS
• 2008-07-26 Listed $175,000 BRIGHT MLS
• 2008-07-06 Listing Removed — BRIGHT MLS
• 2007-11-06 Listed $200,000 BRIGHT MLS