2042 Mahantongo St · Pottsville, PA 17901

$159,900

2 bd · 3.0 ba · 2,200 sqft · MultiFamily · 94 Days on market

Built 1940 Poor condition 0.27 ac lot $73/sqft · 6% below area Est $170k · 6% 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 +29.8/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +1.0/5.0
• 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

2 Unit Building w/ Garage In Pottsville, PA. Over 2200 sq ft to work with. First floor was a former dentist office w/ many rooms. Second floor is a 1 bedroom apartment. Property includes a large garage, large basement & plenty of storage areas. Property has many possibilities. .. .. Call today for more info!

Key facts

• Garage
• 2 unit building
• Large basement

Tags

• 2 UNIT BUILDING
• GARAGE
• LARGE BASEMENT
• PLENTY OF STORAGE AREAS

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.5-bath units multifamily listed at $160k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive. Per door: $292/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 2 comparable units currently listed for rent nearby; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $170,000
• List price: $159,900
• Delta: -5.94%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1588 W Market St	0.55mi	2/—	2,376 (+8%)	0mo	$100,000	$42	61

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: 9.5%
• Equity multiple: 1.39×
• Total profit: $17,334
• Equity at exit: $23,842

10-year hold

• IRR: 20.8%
• Equity multiple: 2.99×
• Total profit: $89,067
• Equity at exit: $13,825

Cash invested: $44,772 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $585

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 68%

Sensitivity live

Price	-10% $695	-5% $640	+0% $585	+5% $530	+10% $474
Rent	-10% $416	-5% $500	+0% $585	+5% $669	+10% $754
Rate	-1.0pp $665	-0.5pp $625	base $585	+0.5pp $543	+1.0pp $501

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1.5	$2,138
Total (2 units)			$2,139

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2063 King Ave Pottsville, PA	3.0	2.5	1656	$1,600	$0.97	44d	1	0.29mi
1023 W Market St Pottsville, PA	3.0	1.0	1950	$1,100	$0.56	44d	1	1.02mi

Listing history 22 events

1. 2026-06-19
   days on market $159,900 Active 94 DOM
2. 2026-06-18
   days on market $159,900 Active 93 DOM
3. 2026-06-17
   days on market $159,900 Active 92 DOM
4. 2026-06-16
   days on market $159,900 Active 91 DOM
5. 2026-06-15
   days on market $159,900 Active 90 DOM
6. 2026-06-14
   days on market $159,900 Active 88 DOM
7. 2026-06-12
   days on market $159,900 Active 87 DOM
8. 2026-06-09
   days on market $159,900 Active 84 DOM
9. 2026-06-08
   days on market $159,900 Active 83 DOM
10. 2026-06-07
    days on market $159,900 Active 82 DOM
11. 2026-06-07
    days on market $159,900 Active 81 DOM
12. 2026-06-04
    days on market $159,900 Active 78 DOM
13. 2026-06-02
    days on market $159,900 Active 77 DOM
14. 2026-06-01
    days on market $159,900 Active 76 DOM
15. 2026-05-31
    days on market $159,900 Active 75 DOM
16. 2026-05-31
    days on market $159,900 Active 74 DOM
17. 2026-03-26
    status Active 315-char remark

    Show marketing remark (315 chars)

    2 Unit Building w/ Garage In Pottsville, PA. Over 2200 sq ft to work with. First floor was a former dentist office w/ many rooms. Second floor is a 1 bedroom apartment. Property includes a large garage, large basement & plenty of storage areas. Property has many possibilities. .. .. Call today for more info!

18. 2026-02-02
    status Pending 315-char remark

    Show marketing remark (315 chars)

    2 Unit Building w/ Garage In Pottsville, PA. Over 2200 sq ft to work with. First floor was a former dentist office w/ many rooms. Second floor is a 1 bedroom apartment. Property includes a large garage, large basement & plenty of storage areas. Property has many possibilities. .. .. Call today for more info!

19. 2026-02-02
    historical 315-char remark

    Show marketing remark (315 chars)

    2 Unit Building w/ Garage In Pottsville, PA. Over 2200 sq ft to work with. First floor was a former dentist office w/ many rooms. Second floor is a 1 bedroom apartment. Property includes a large garage, large basement & plenty of storage areas. Property has many possibilities. .. .. Call today for more info!

20. 2026-02-02
    price $159,900 315-char remark

    Show marketing remark (315 chars)

    2 Unit Building w/ Garage In Pottsville, PA. Over 2200 sq ft to work with. First floor was a former dentist office w/ many rooms. Second floor is a 1 bedroom apartment. Property includes a large garage, large basement & plenty of storage areas. Property has many possibilities. .. .. Call today for more info!

21. 2026-01-31
    historical Active Under Contract 315-char remark

    Show marketing remark (315 chars)

    2 Unit Building w/ Garage In Pottsville, PA. Over 2200 sq ft to work with. First floor was a former dentist office w/ many rooms. Second floor is a 1 bedroom apartment. Property includes a large garage, large basement & plenty of storage areas. Property has many possibilities. .. .. Call today for more info!

22. 2026-01-22
    listed $149,900 Active 315-char remark

    Show marketing remark (315 chars)

    2 Unit Building w/ Garage In Pottsville, PA. Over 2200 sq ft to work with. First floor was a former dentist office w/ many rooms. Second floor is a 1 bedroom apartment. Property includes a large garage, large basement & plenty of storage areas. Property has many possibilities. .. .. Call today for more info!

ⓘ 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: $25,668
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$4,652
• Taxable income: $4,755
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $5,876/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 · 12 photos

Poor 20/100 Extensive rehab

This two-unit property requires extensive renovations to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — severely dated and worn
• Major exterior siding — severely weathered
• Major HVAC system — severely outdated and inefficient

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value
• Both exterior siding replacement — replacing the siding would improve curb appeal and increase both resale and rental value
• Both HVAC system upgrade — upgrading the HVAC system would improve comfort and energy efficiency, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · severely dated and worn	Major	$15,000–50,000
exterior siding · severely weathered	Major	$15,000–50,000
HVAC system · severely outdated and inefficient	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value ↑
• Both exterior siding replacement — replacing the siding would improve curb appeal and increase both resale and rental value ↑
• Both HVAC system upgrade — upgrading the HVAC system would improve comfort and energy efficiency, increasing both resale and rental 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: 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

+6.7% since first listed

6 events — show timeline

• 2026-03-26 Relisted — BRIGHT MLS
• 2026-02-02 Pending — BRIGHT MLS
• 2026-02-02 Price Changed $159,900 BRIGHT MLS
• 2026-02-02 Listing Removed — BRIGHT MLS
• 2026-01-31 Contingent — BRIGHT MLS
• 2026-01-22 Listed $149,900 BRIGHT MLS