206 Main St · Shenandoah, PA 17976

$55,000

3 bd · 3.0 ba · 2,948 sqft · MultiFamily public records · 71 Days on market

Built 1900 $19/sqft · 64% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• 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

Great investment opportunity in Shenandoah! This property offers strong potential for investors looking for their next renovation project. The home features spacious rooms and a traditional layout ready for restoration. Property is being sold as-is and will require repairs and clean-out. Bring your vision and transform this property into a great rental or resale opportunity.

Key facts

• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 48.0% vs local median 12.5% in Shenandoah — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 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.
• Zoned schools: Shenandoah Valley El Sch (math 21% / reading 41%, grade F, #1,116 of 1,518 statewide, top 74%, 667 students, 100% FRL); Shenandoah Valley Jshs (math 22% / reading 32%, grade F, #365 of 437 statewide, top 85%, 539 students, 96% FRL) — zoned schools average 98% FRL vs 66% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $2k of equity ($380 loan paydown + $2k 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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 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: 5.37% ✓
• Cap rate: 48.04%
• Cash-on-cash: 149.10%
• DSCR: 7.63
• GRM: 1.6

CMA / ARV

• ARV (median comp): $153,488
• List price: $55,000
• Delta: -64.17%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.51×
• Total profit: $131,059
• Equity at exit: $27,386

10-year hold

• IRR: —
• Equity multiple: 20.02×
• Total profit: $292,893
• Equity at exit: $44,398

Cash invested: $15,400 (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 17976

• Home prices YoY: 1.3%
• Active inventory: 63
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,956 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $1,913

Break-even live

Break-even rent $534

Max offer price $55,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,945	-5% $1,929	+0% $1,913	+5% $1,898	+10% $1,882
Rent	-10% $1,680	-5% $1,797	+0% $1,913	+5% $2,030	+10% $2,147
Rate	-1.0pp $1,941	-0.5pp $1,927	base $1,913	+0.5pp $1,899	+1.0pp $1,885

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,955
Total (3 units)			$2,956

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: $13,750
• Closing costs: $1,650
• 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	45d	1	0.25mi

Listing history 6 events

1. 2026-04-22
   soldstatus $45,000
2. 2026-03-17
   listed $55,000 Active 377-char remark

   Show marketing remark (377 chars)

   Great investment opportunity in Shenandoah! This property offers strong potential for investors looking for their next renovation project. The home features spacious rooms and a traditional layout ready for restoration. Property is being sold as-is and will require repairs and clean-out. Bring your vision and transform this property into a great rental or resale opportunity.

3. 2025-11-26
   price $55,000
4. 2025-08-26
   price $60,000
5. 2025-08-26
   price $60
6. 1994-10-05
   soldstatus $30,000

ⓘ 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: $1,326 · $110/mo
• Projected year-2 tax: $1,326 · $110/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 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $35,472
• − Mortgage interest: −$3,081
• − Property taxes: −$1,326
• − Insurance: −$275
• − Repairs & maintenance: −$2,838
• − Management: −$2,838
• − Depreciation: −$1,600
• Taxable income: $23,515
• Est. tax owed @ 24.0%: −$5,644
• After-tax cash flow: $17,318/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

+50.0% since first listed

6 events — show timeline

• 2026-04-22 Sold (Public Records) $45,000 Public Records
• 2026-03-17 Listed $55,000 LCAR
• 2025-11-26 Price Changed $55,000 LCAR
• 2025-08-26 Price Changed $60,000 LCAR
• 2025-08-26 Price Changed $60 LCAR
• 1994-10-05 Sold (Public Records) $30,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,326 · +3.3% YoY. Source: county tax records.