46 48 Swamp St · Beaver Meadows, PA 18216

$220,000

4 bd · 2.0 ba · 2,545 sqft · MultiFamily · 171 Days on market

Fair condition $86/sqft · 9% below area Est $242k · 9% under

---

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
• ARV discount +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fully occupied side-by-side duplex in Beaver Meadows with two 2BR/1BA units and separate utilities. Updates include a newer roof and siding. Large lot with off-street parking. Interior needs some TLC, offering a solid value-add opportunity and long-term income potential.

Key facts

• Separate utilities
• Newer roof
• Large lot

Tags

• NEWER ROOF
• SEPARATE UTILITIES
• OFF-STREET PARKING
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive. Per door: $413/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,147 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.35% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.07%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $241,769
• List price: $220,000
• Delta: -9.00%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.54×
• Total profit: $33,450
• Equity at exit: $50,357

10-year hold

• IRR: 18.6%
• Equity multiple: 2.82×
• Total profit: $112,268
• Equity at exit: $50,571

Cash invested: $61,600 (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 18216

• Home prices YoY: -0.4%
• Active inventory: 8
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,969 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $825

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 67%

Sensitivity live

Price	-10% $977	-5% $901	+0% $825	+5% $749	+10% $673
Rent	-10% $591	-5% $708	+0% $825	+5% $942	+10% $1,060
Rate	-1.0pp $936	-0.5pp $881	base $825	+0.5pp $768	+1.0pp $710

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,970
Total (2 units)			$2,969

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $220,000 Active 171 DOM
2. 2026-06-18
   days on market $220,000 Active 170 DOM
3. 2026-06-17
   days on market $220,000 Active 169 DOM
4. 2026-06-17
   price $220,000 Active 168 DOM
5. 2026-06-16
   days on market $244,900 Active 168 DOM
6. 2026-06-15
   days on market $244,900 Active 167 DOM
7. 2026-06-14
   days on market $244,900 Active 165 DOM
8. 2026-06-12
   days on market $244,900 Active 164 DOM
9. 2026-06-09
   days on market $244,900 Active 161 DOM
10. 2026-06-08
    days on market $244,900 Active 160 DOM
11. 2026-06-07
    days on market $244,900 Active 159 DOM
12. 2026-06-02
    days on market $244,900 Active 154 DOM
13. 2026-06-01
    days on market $244,900 Active 153 DOM
14. 2026-05-31
    days on market $244,900 Active 152 DOM
15. 2026-05-30
    days on market $244,900 Active 151 DOM
16. 2025-12-30
    listed $244,900 Active 271-char remark

    Show marketing remark (271 chars)

    Fully occupied side-by-side duplex in Beaver Meadows with two 2BR/1BA units and separate utilities. Updates include a newer roof and siding. Large lot with off-street parking. Interior needs some TLC, offering a solid value-add opportunity and long-term income potential.

17. 2022-05-20
    soldstatus $178,000 296-char remark

    Show marketing remark (296 chars)

    Two Family Home, Live free in one side and let the other pays the Mortgage. Recently Remodeled one side, Big Back Yard, Come on and take a look at this 2 bedrooms each Side, Living/Dinning room, Laundry room available, New Siding installed on 2021, Won't last long, Scheduled your showing today.

18. 2022-02-11
    listed $169,900 296-char remark

    Show marketing remark (296 chars)

    Two Family Home, Live free in one side and let the other pays the Mortgage. Recently Remodeled one side, Big Back Yard, Come on and take a look at this 2 bedrooms each Side, Living/Dinning room, Laundry room available, New Siding installed on 2021, Won't last long, Scheduled your showing today.

19. 2020-11-20
    soldstatus $65,000
20. 2020-09-08
    listed $79,900
21. 2019-08-09
    soldstatus $57,000
22. 2019-05-31
    listed $68,000

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,628
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,850
• − Management: −$2,850
• − Depreciation: −$6,400
• Taxable income: $6,804
• Est. tax owed @ 24.0%: −$1,633
• After-tax cash flow: $8,269/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This two-family home requires significant repairs and maintenance, particularly to the roof and exterior siding, to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and tear visible
• Major exterior siding — Weathered and peeling
• Major landscaping — Unkempt and overgrown

Value-add opportunities

• Both New roof and siding — Improves both resale and rental value by enhancing curb appeal and functionality
• Both Landscaping and yard maintenance — Enhances curb appeal and property value
• Both Painting interior walls and cabinets — Fresh paint improves aesthetics and value
• Both Upgrading kitchen appliances and cabinetry — Modernizes the kitchen and enhances value
• Both Upgrading bathroom fixtures — Modernizes the bathrooms and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear visible	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Unkempt and overgrown	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New roof and siding — Improves both resale and rental value by enhancing curb appeal and functionality ↑
• Both Landscaping and yard maintenance — Enhances curb appeal and property value ↑
• Both Painting interior walls and cabinets — Fresh paint improves aesthetics and value ↑
• Both Upgrading kitchen appliances and cabinetry — Modernizes the kitchen and enhances value ↑
• Both Upgrading bathroom fixtures — Modernizes the bathrooms and enhances value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Beaver Meadows

• Score: 65/100
• State rank: #1147
• US rank: #13217

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver Meadows, PA
• Population (ZIP): 1,317

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 5% Dominican 7%
• Common ancestry: Romanian 12% Iranian 2% Hungarian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% Russian/Polish/Slavic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.26%
• Current HPI: 292.2613
• 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

+260.1% since first listed

7 events — show timeline

• 2025-12-30 Listed $244,900 LCAR
• 2022-05-20 Sold (MLS) $178,000 LCAR
• 2022-02-11 Listed $169,900 LCAR
• 2020-11-20 Sold (MLS) $65,000 LCAR
• 2020-09-08 Listed $79,900 LCAR
• 2019-08-09 Sold (MLS) $57,000 LCAR
• 2019-05-31 Listed $68,000 LCAR