322 W Race St · Pottsville, PA 17901

$75,000

3 bd · 2.0 ba · 1,760 sqft · Townhouse public records · 38 Days on market

Built 1889 1,742 sqft lot $43/sqft · 15% above area Est $65k · 16% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with great potential! Unlock the possibilities with this spacious 3-bedroom fixer upper offering flexible living space, a desirable layout has tons of potential offers a chance to create value through renovation and cosmetic updates. Ideal opportunity for investors or buyers looking to build equity. Property needs work throughout but offers solid possibilities for a rental, flip, or owner-occupied project. Property is being sold as-is. Bring your vision and restore this home to its full potential. Ideally situated minutes from downtown municipal buildings , shopping, local restaurants, this property combines convenience with opportunity. This is a value-add investment opportunity being sold strictly as-is

Key facts

• Garage
• Built 1889
• Listed 37 days

Property features AI

Exterior

• Parking: Detached garage (front entry); On-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: End of row townhouse; Estimated year built
• Construction: Aluminum and vinyl siding; Brick/mortar foundation; Shingle roof
• Exterior features: Corner lot; Above-grade and below-grade structures present; Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Low pile carpeting
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric baseboard heat; Electric cooling
• Interior features: Low pile carpeting; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $75k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 6.1% in Pottsville — 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 75/100 on livability (#442 in PA, #4,025 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F, employment F.
• Pottsville Area SD (town): math 29% / reading 46% proficiency, ranked #395 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 177 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $519 of loan paydown is wiped out by about $2k 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 + 5.7% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $27k; list at $75k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.84% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.18%
• DSCR: 2.03
• GRM: 4.5

CMA / ARV

• ARV (median comp): $64,727
• List price: $75,000
• Delta: 15.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Laurel Blvd	0.17mi	3/1.0	1,889 (+7%)	7mo	$95,000	$50	70
222 Fairview St	0.25mi	4/1.0 (+1)	1,884 (+7%)	4mo	$50,000	$27	64
809 W Norwegian St	0.28mi	4/1.0 (+1)	1,920 (+9%)	1mo	$120,000	$63	62
519 Greenwood Ave	0.56mi	3/1.0	1,678 (-5%)	1mo	$133,000	$79	61
1017 Laurel Blvd	0.35mi	3/1.0	1,596 (-9%)	6mo	$50,000	$31	59
516 Jefferson St	0.59mi	3/1.0	1,800 (+2%)	7mo	$112,500	$63	59
292 N 8th St	0.23mi	3/1.0	1,527 (-13%)	6mo	$58,000	$38	58
449 Adams St	0.46mi	2/1.0 (-1)	1,680 (-4%)	7mo	$32,875	$20	56
713 N 3rd St	0.27mi	4/1.0 (+1)	1,559 (-11%)	6mo	$136,000	$87	54
532 E Norwegian St	0.52mi	3/1.0	1,650 (-6%)	10mo	$36,000	$22	53
417 E Arch St	0.37mi	3/1.0	1,976 (+12%)	10mo	$130,000	$66	50
855 Water St	0.74mi	4/2.0 (+1)	1,910 (+8%)	6mo	$141,000	$74	41

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.84×
• Total profit: $17,664
• Equity at exit: $11,183

10-year hold

• IRR: 30.2%
• Equity multiple: 4.14×
• Total profit: $65,888
• Equity at exit: $6,485

Cash invested: $21,000 (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 17901

• Home prices YoY: -21.2%
• Rents YoY: 5.7%
• Active inventory: 177
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$393
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $406

Break-even live

Break-even rent $870

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $448	-5% $427	+0% $406	+5% $384	+10% $363
Rent	-10% $296	-5% $351	+0% $406	+5% $460	+10% $515
Rate	-1.0pp $443	-0.5pp $425	base $406	+0.5pp $386	+1.0pp $366

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 N 3rd St Pottsville, PA	4.0	1.5	1260	$1,400	$1.11	44d	1	0.05mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	44d	1	0.18mi
612 N 2nd St Pottsville, PA	2.0	1.0	1742	$1,295	$0.74	44d	1	0.23mi
1023 W Market St Pottsville, PA	3.0	1.0	1950	$1,100	$0.56	44d	1	0.37mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	44d	1	0.51mi
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	44d	1	0.60mi
72 E Bacon St Pottsville, PA	3.0	1.0	1640	$1,300	$0.79	44d	1	1.39mi
2063 King Ave Pottsville, PA	3.0	2.5	1656	$1,600	$0.97	44d	1	1.42mi

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 38 DOM
2. 2026-06-19
   days on market $75,000 Active 36 DOM
3. 2026-06-18
   days on market $75,000 Active 35 DOM
4. 2026-06-17
   days on market $75,000 Active 34 DOM
5. 2026-06-16
   days on market $75,000 Active 33 DOM
6. 2026-06-15
   days on market $75,000 Active 32 DOM
7. 2026-06-14
   days on market $75,000 Active 30 DOM
8. 2026-06-12
   days on market $75,000 Active 29 DOM
9. 2026-06-09
   days on market $75,000 Active 26 DOM
10. 2026-06-08
    days on market $75,000 Active 25 DOM
11. 2026-06-07
    days on market $75,000 Active 24 DOM
12. 2026-06-07
    days on market $75,000 Active 23 DOM
13. 2026-06-04
    days on market $75,000 Active 20 DOM
14. 2026-06-02
    days on market $75,000 Active 19 DOM
15. 2026-06-01
    days on market $75,000 Active 18 DOM
16. 2026-05-31
    days on market $75,000 Active 17 DOM
17. 2026-05-31
    days on market $75,000 Active 16 DOM
18. 2026-05-14
    listed $75,000 Active 433-char remark

    Show marketing remark (733 chars)

    Investor special with great potential! Unlock the possibilities with this spacious 3-bedroom fixer upper offering flexible living space, a desirable layout has tons of potential offers a chance to create value through renovation and cosmetic updates. Ideal opportunity for investors or buyers looking to build equity. Property needs work throughout but offers solid possibilities for a rental, flip, or owner-occupied project. Property is being sold as-is. Bring your vision and restore this home to its full potential. Ideally situated minutes from downtown municipal buildings , shopping, local restaurants, this property combines convenience with opportunity. This is a value-add investment opportunity being sold strictly as-is

19. 2008-07-10
    soldstatus $27,000
20. 2006-03-16
    soldstatus $12,000

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,149 · $262/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $16,596
• − Mortgage interest: −$4,201
• − Property taxes: −$3,149
• − Insurance: −$375
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,182
• Taxable income: $4,034
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $3,899/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: Pottsville Area SD
• NCES district ID: 4219710
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $39,157
• Composite: 31.32/100
• National rank: #6002
• State rank: #395 of 539 in PA

Livability — Pottsville

• Score: 75/100
• State rank: #442
• US rank: #4025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottsville, PA
• County: Schuylkill County · 22,371 people
• City population: 22,371
• Metro: Pottsville, PA
• Population (ZIP): 22,371
• Household income: $62,484
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 622.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 2%
• Common ancestry: Romanian 9% Iranian 5% Subsaharan African 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -54.14%
• Current HPI: 200.6516
• Rent YoY: ▲ 5.70%
• Metro: Pottsville, PA
• 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

+525.0% since first listed

4 events — show timeline

• 2026-05-14 Listed $75,000 GLVRMLS
• 2026-05-14 Listed $75,000 BRIGHT MLS
• 2008-07-10 Sold (Public Records) $27,000 Public Records
• 2006-03-16 Sold (Public Records) $12,000 Public Records

Property tax history

+10.5%/yr

Latest (2026): $3,149 · +121.1% YoY. Source: county tax records.