54 Coal St · Jim Thorpe, PA 18229

$69,000

3 bd · 1.0 ba · 1,376 sqft · MultiFamily public records · 18 Days on market

Built 1900

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Why this score? — see what drove the D 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

This property is a major fixer-upper with strong investment potential. Ideal for investors or buyers looking to renovate extensively and add significant value. Substantial work needed. Not for the faint of heart, but perfect for visionaries. A big project, big potential, big payoff. Call today to schedule a private showing.

Key facts

• Built 1900
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $69k.

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 $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 38.9% vs local median 4.2% in Jim Thorpe — 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 (#675 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 151 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• At $3,169/mo this rent would consume 57% of the median local household income ($67k/yr) (locally 192% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $69k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.59% ✓
• Cap rate: 38.90%
• Cash-on-cash: 116.46%
• DSCR: 6.18
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.61×
• Total profit: $108,385
• Equity at exit: $10,288

10-year hold

• IRR: —
• Equity multiple: 13.87×
• Total profit: $248,732
• Equity at exit: $5,966

Cash invested: $19,320 (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 18229

• Home prices YoY: -22.0%
• Active inventory: 151
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,169 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$238 /mo · $2,854/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $1,875

Break-even live

Break-even rent $795

Max offer price $69,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,914	-5% $1,895	+0% $1,875	+5% $1,856	+10% $1,836
Rent	-10% $1,625	-5% $1,750	+0% $1,875	+5% $2,000	+10% $2,125
Rate	-1.0pp $1,910	-0.5pp $1,893	base $1,875	+0.5pp $1,857	+1.0pp $1,839

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,170
Total (2 units)			$3,169

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Cedar Ave Jim Thorpe, PA	2.0	1.0	910	$1,500	$1.65	45d	1	1.32mi

Listing history 4 events

1. 2026-02-14
   status Pending
2. 2026-01-28
   listed $69,000 Active
3. 2026-01-12
   historical $69,000
4. 1991-10-19
   soldstatus $28,000

ⓘ 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: $2,854 · $238/mo
• Projected year-2 tax: $2,854 · $238/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 3/10 Moderate 7 d/yr ≥96°F today · 14 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: $38,028
• − Mortgage interest: −$3,865
• − Property taxes: −$2,854
• − Insurance: −$345
• − Repairs & maintenance: −$3,042
• − Management: −$3,042
• − Depreciation: −$2,007
• Taxable income: $22,872
• Est. tax owed @ 24.0%: −$5,489
• After-tax cash flow: $17,012/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Jim Thorpe

• Score: 71/100
• State rank: #675
• US rank: #6588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jim Thorpe, PA
• County: Carbon County · 13,404 people
• City population: 9,248
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 9,248
• Household income: $66,875
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 192.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 6% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 0%

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: ▼ -57.52%
• Current HPI: 204.2201
• Rent YoY: —
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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

+146.4% since first listed

4 events — show timeline

• 2026-02-14 Pending — BRIGHT MLS
• 2026-01-28 Listed $69,000 BRIGHT MLS
• 2026-01-12 Coming Soon $69,000 BRIGHT MLS
• 1991-10-19 Sold (Public Records) $28,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,854 · +7.0% YoY. Source: county tax records.