10 S White St · Shenandoah, PA 17976

$70,000

6 bd · 3.0 ba · 2,724 sqft · MultiFamily public records · 23 Days on market

Built 1900 Est $136k · 49% under

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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 +15.0/15.0
• 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: 3 units. confirmed

Listing remarks

Investor Special & acirc; & euro; & ldquo; 3 Unit Brick Property with Strong Income Potential! Opportunity awaits in Shenandoah, PA! This solid 3-unit brick property offers massive upside for investors looking to add value and generate consistent cash flow. With a projected rental income of $3,000 & acirc; & euro; & ldquo; $3,200/month, this property has the potential to be a strong performer once renovated. The building features classic brick construction, spacious layouts, and charming architectural details that add to its long-term appeal. While the property needs TLC, it provides the perfect canvas for a savvy investor or rehabber to bring it back to life. Locat

Key facts

• Spacious layouts
• Built 1900
• Listed 23 days

Tags

• 3 UNIT BRICK PROPERTY
• STRONG INCOME POTENTIAL
• CLASSIC BRICK CONSTRUCTION
• SPACIOUS LAYOUTS
• CHARMING ARCHITECTURAL DETAILS
• VALUE-ADD OPPORTUNITY

🏷️ Possibly a rental listed for sale. The $70,000 price doesn't fit this home's estimated sale value (~$136,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $70k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 59.7% 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: 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; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k 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 $20k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $68,950 (1.5% below list)

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 1900 — 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 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: 6.51% ✓
• Cap rate: 59.65%
• Cash-on-cash: 190.57%
• DSCR: 9.48
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $136,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Coal St	0.26mi	7/3.0 (+1)	2,706 (-1%)	7mo	$135,000	$50	76
205-207 E Lloyd St	0.14mi	7/2.0 (+1)	2,412 (-12%)	13mo	$87,000	$36	55

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: —
• Equity multiple: 11.71×
• Total profit: $209,928
• Equity at exit: $34,855

10-year hold

• IRR: —
• Equity multiple: 24.77×
• Total profit: $465,802
• Equity at exit: $56,507

Cash invested: $19,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $4,554 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$956
• Net cashflow: $3,113

Break-even live

Break-even rent $614

Max offer price $70,000

Occupancy floor 27%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$4,554
Total (3 units)			$4,554

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 23 DOM
2. 2026-06-17
   days on market $70,000 Active 22 DOM
3. 2026-06-16
   days on market $70,000 Active 21 DOM
4. 2026-06-15
   days on market $70,000 Active 20 DOM
5. 2026-06-13
   days on market $70,000 Active 18 DOM
6. 2026-06-12
   days on market $70,000 Active 17 DOM
7. 2026-06-09
   days on market $70,000 Active 14 DOM
8. 2026-06-08
   days on market $70,000 Active 13 DOM
9. 2026-06-08
   days on market $70,000 Active 12 DOM
10. 2026-06-07
    days on market $70,000 Active 11 DOM
11. 2026-06-04
    days on market $70,000 Active 8 DOM
12. 2026-06-02
    days on market $70,000 Active 7 DOM
13. 2026-06-01
    days on market $70,000 Active 6 DOM
14. 2026-05-31
    days on market $70,000 Active 5 DOM
15. 2026-05-26
    listed $70,000 Active

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$21/yr (+$2/mo · 1.9%)

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

Taxation est. · year 1

• Rental income: $54,648
• − Mortgage interest: −$3,921
• − Property taxes: −$1,065
• − Insurance: −$350
• − Repairs & maintenance: −$4,372
• − Management: −$4,372
• − Depreciation: −$2,036
• Taxable income: $38,532
• Est. tax owed @ 24.0%: −$9,248
• After-tax cash flow: $28,105/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

1 event — show timeline

• 2026-05-26 Listed $70,000 FSBO.com

Property tax history

+1.1%/yr

Latest (2025): $1,065 · +3.3% YoY. Source: county tax records.