1588 W Market St · Pottsville, PA 17901

$115,000

2 bd · 2.0 ba · 1,176 sqft · MultiFamily public records · 12 Days on market

Built 1907 2,614 sqft lot $98/sqft · 49% above area Est $156k · 26% under

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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 +15.0/15.0
• 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
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Spacious, well maintained duplex to add to an investment portfolio. Two 1 bedroom units. Close to the Pottsville School and within walking distance to convenient store.

Key facts

• 2,614 sq ft lot
• 2 parking spots
• Built 1907

Property features AI

Finance

• Other: Fee simple ownership
• Financial info: Existing leases are month-to-month; Total actual rent reported: $18,000; Insurance expense: $932 (period not specified); Trash expense: $720 (period not specified); Gas average ~$193/month; $2,316 last 12 months; Water average ~$52/month; $624 last 12 months

Exterior

• Parking: Two off-street parking spaces; On-street parking available; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Two total levels
• Construction: Mixed construction materials; Permanent foundation; Estimated year built
• Exterior features: Rubber roof; Above-grade and below-grade structures

Interior

• Bedrooms: Two one-bedroom units (both currently leased)
• Heating & cooling: Baseboard hot water heating; Natural gas heating and hot water
• Interior features: No basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive. Per door: $431/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 15.3% vs local median 7.5% 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).
• This rent runs 40% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y ago 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 $100k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

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 1907 — 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 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 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: 1.82% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.09%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $156,179
• List price: $115,000
• Delta: -26.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.7% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.31×
• Total profit: $42,088
• Equity at exit: $17,147

10-year hold

• IRR: 38.9%
• Equity multiple: 5.12×
• Total profit: $132,761
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $861

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 54%

Sensitivity live

Price	-10% $941	-5% $901	+0% $861	+5% $821	+10% $782
Rent	-10% $696	-5% $778	+0% $861	+5% $944	+10% $1,027
Rate	-1.0pp $919	-0.5pp $890	base $861	+0.5pp $831	+1.0pp $801

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,096
Total (2 units)			$2,096

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	45d	1	0.52mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	45d	1	0.58mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	45d	1	0.66mi
20 S 23rd St Unit A 305 Pottsville, PA	2.0	1.0	800	$1,100	$1.38	45d	1	0.95mi
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	45d	1	0.98mi
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	45d	1	1.22mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	45d	1	1.35mi
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	45d	1	1.43mi

Listing history 20 events

1. 2026-05-18
   listed $115,000 Active 540-char remark
2. 2026-05-15
   historical $115,000 540-char remark
3. 2021-11-30
   historical
4. 2021-07-30
   soldstatus $62,000 Closed

   Show marketing remark (168 chars)

   Spacious, well maintained duplex to add to an investment portfolio. Two 1 bedroom units. Close to the Pottsville School and within walking distance to convenient store.

5. 2021-06-26
   status Pending

   Show marketing remark (168 chars)

   Spacious, well maintained duplex to add to an investment portfolio. Two 1 bedroom units. Close to the Pottsville School and within walking distance to convenient store.

6. 2021-06-07
   listed $69,900 Active
7. 2021-05-28
   listed $69,900 Active

   Show marketing remark (168 chars)

   Spacious, well maintained duplex to add to an investment portfolio. Two 1 bedroom units. Close to the Pottsville School and within walking distance to convenient store.

8. 2021-02-26
   historical
9. 2021-01-20
   price $73,000
10. 2020-12-12
    price $75,000
11. 2020-11-29
    status Active
12. 2020-11-27
    historical
13. 2020-05-30
    status Active
14. 2020-03-25
    historical
15. 2020-03-03
    listed $79,900 Active
16. 2014-06-27
    soldstatus $44,000
17. 2014-05-30
    historical
18. 2014-03-07
    listed $44,900
19. 2011-12-20
    historical
20. 2011-06-22
    listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,152
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$3,345
• Taxable income: $9,040
• Est. tax owed @ 24.0%: −$2,170
• After-tax cash flow: $8,164/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

+66.9% since first listed

22 events — show timeline

• 2026-06-12 Sold (MLS) $100,000 BRIGHT MLS
• 2026-05-29 Pending — BRIGHT MLS
• 2026-05-18 Listed $115,000 BRIGHT MLS
• 2026-05-15 Coming Soon $115,000 BRIGHT MLS
• 2021-11-30 Listing Removed — GLVRMLS
• 2021-07-30 Sold (MLS) $62,000 BRIGHT MLS
• 2021-06-26 Pending — BRIGHT MLS
• 2021-06-07 Listed $69,900 GLVRMLS
• 2021-05-28 Listed $69,900 BRIGHT MLS
• 2021-02-26 Listing Removed — BRIGHT MLS
• 2021-01-20 Price Changed $73,000 BRIGHT MLS
• 2020-12-12 Price Changed $75,000 BRIGHT MLS
• 2020-11-29 Relisted — BRIGHT MLS
• 2020-11-27 Listing Removed — BRIGHT MLS
• 2020-05-30 Relisted — BRIGHT MLS
• 2020-03-25 Listing Removed — BRIGHT MLS
• 2020-03-03 Listed $79,900 BRIGHT MLS
• 2014-06-27 Sold (MLS) $44,000 BRIGHT MLS
• 2014-05-30 Listing Removed — BRIGHT MLS
• 2014-03-07 Listed $44,900 BRIGHT MLS
• 2011-12-20 Listing Removed — BRIGHT MLS
• 2011-06-22 Listed $59,900 BRIGHT MLS

Property tax history

+125.9%/yr

Latest (2026): $10,685 · +369.9% YoY. Source: county tax records.