716 - 718 W Market St · Pottsville, PA 17901

$324,900

3 bd · 2.0 ba · 3,120 sqft · MultiFamily public records · 630 Days on market

Built 1900 1,307 sqft lot $104/sqft · 129% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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: 5 units. estimate disagrees with records

Listing remarks MLS

5 Unit Apartment Building w/ Private Parking Lot. Sale includes 3 parcels: 2 buildings & a parking lot. Strong rental income. Sold as-is. Cash sales only. Call for details!

Key facts

• 1,307 sq ft lot
• Built 1900
• Listed 629 days

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $517/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).
• At $5,716/mo this rent would consume 110% of the median local household income ($62k/yr) (locally 622% 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 630 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $150k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $325k implies a 442% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $285,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 630 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.76% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.12%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $202,748
• List price: $324,900
• Delta: 60.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N George St	0.53mi	3/—	3,204 (+3%)	12mo	$185,000	$58	61
1614 W Market St	0.69mi	4/— (+1)	2,697 (-14%)	3mo	$170,000	$63	38

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: 32.3%
• Equity multiple: 2.41×
• Total profit: $127,955
• Equity at exit: $48,444

10-year hold

• IRR: 40.7%
• Equity multiple: 5.31×
• Total profit: $392,307
• Equity at exit: $28,091

Cash invested: $90,972 (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: 23.7×

Monthly cashflow live

• Estimated rent: $5,716 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,200
• Net cashflow: $2,587

Break-even live

Break-even rent $2,441

Max offer price $324,900

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$5,715
Total (5 units)			$5,716

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $324,900 Active 630 DOM
2. 2026-06-18
   days on market $324,900 Active 629 DOM
3. 2026-06-17
   days on market $324,900 Active 628 DOM
4. 2026-06-16
   days on market $324,900 Active 627 DOM
5. 2026-06-15
   days on market $324,900 Active 626 DOM
6. 2026-06-14
   days on market $324,900 Active 624 DOM
7. 2026-06-12
   days on market $324,900 Active 623 DOM
8. 2026-06-09
   days on market $324,900 Active 620 DOM
9. 2026-06-08
   days on market $324,900 Active 619 DOM
10. 2026-06-07
    days on market $324,900 Active 618 DOM
11. 2026-06-07
    days on market $324,900 Active 617 DOM
12. 2026-06-01
    days on market $324,900 Active 615 DOM
13. 2026-05-31
    days on market $324,900 Active 614 DOM
14. 2026-05-31
    days on market $324,900 Active 613 DOM
15. 2026-01-12
    price $324,900 178-char remark

    Show marketing remark (178 chars)

    5 Unit Apartment Building w/ Private Parking Lot. Sale includes 3 parcels: 2 buildings & a parking lot. Strong rental income. Sold as-is. Cash sales only. Call for details!

16. 2025-12-09
    price $359,900 178-char remark

    Show marketing remark (178 chars)

    5 Unit Apartment Building w/ Private Parking Lot. Sale includes 3 parcels: 2 buildings & a parking lot. Strong rental income. Sold as-is. Cash sales only. Call for details!

17. 2025-12-08
    status Active 178-char remark

    Show marketing remark (178 chars)

    5 Unit Apartment Building w/ Private Parking Lot. Sale includes 3 parcels: 2 buildings & a parking lot. Strong rental income. Sold as-is. Cash sales only. Call for details!

18. 2025-12-01
    historical 178-char remark

    Show marketing remark (178 chars)

    5 Unit Apartment Building w/ Private Parking Lot. Sale includes 3 parcels: 2 buildings & a parking lot. Strong rental income. Sold as-is. Cash sales only. Call for details!

19. 2025-05-22
    price $380,000 178-char remark

    Show marketing remark (178 chars)

    5 Unit Apartment Building w/ Private Parking Lot. Sale includes 3 parcels: 2 buildings & a parking lot. Strong rental income. Sold as-is. Cash sales only. Call for details!

20. 2025-02-24
    price $425,000 178-char remark

    Show marketing remark (178 chars)

    5 Unit Apartment Building w/ Private Parking Lot. Sale includes 3 parcels: 2 buildings & a parking lot. Strong rental income. Sold as-is. Cash sales only. Call for details!

21. 2024-09-17
    listed $475,000 Active 178-char remark

    Show marketing remark (178 chars)

    5 Unit Apartment Building w/ Private Parking Lot. Sale includes 3 parcels: 2 buildings & a parking lot. Strong rental income. Sold as-is. Cash sales only. Call for details!

22. 2024-09-01
    historical
23. 2024-02-23
    status Active
24. 2023-09-26
    status Pending
25. 2023-09-26
    price $475,000
26. 2023-09-26
    historical
27. 2023-09-25
    historical Active Under Contract
28. 2023-08-25
    listed $339,900 Active
29. 2023-08-01
    historical
30. 2023-01-09
    listed $339,900 Active
31. 2018-12-19
    soldstatus $60,000
32. 2008-10-31
    soldstatus $70,000
33. 2005-10-31
    soldstatus $57,552

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $3,104 · $259/mo
• Expected delta: +$2,030/yr (+$169/mo · 189.0%)

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

Taxation est. · year 1

• Rental income: $68,592
• − Mortgage interest: −$18,199
• − Property taxes: −$1,074
• − Insurance: −$1,624
• − Repairs & maintenance: −$5,487
• − Management: −$5,487
• − Depreciation: −$9,452
• Taxable income: $27,268
• Est. tax owed @ 24.0%: −$6,544
• After-tax cash flow: $24,499/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

+464.5% since first listed

19 events — show timeline

• 2026-01-12 Price Changed $324,900 BRIGHT MLS
• 2025-12-09 Price Changed $359,900 BRIGHT MLS
• 2025-12-08 Relisted — BRIGHT MLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-05-22 Price Changed $380,000 BRIGHT MLS
• 2025-02-24 Price Changed $425,000 BRIGHT MLS
• 2024-09-17 Listed $475,000 BRIGHT MLS
• 2024-09-01 Listing Removed — BRIGHT MLS
• 2024-02-23 Relisted — BRIGHT MLS
• 2023-09-26 Pending — BRIGHT MLS
• 2023-09-26 Listing Removed — BRIGHT MLS
• 2023-09-26 Price Changed $475,000 BRIGHT MLS
• 2023-09-25 Contingent — BRIGHT MLS
• 2023-08-25 Listed $339,900 BRIGHT MLS
• 2023-08-01 Listing Removed — BRIGHT MLS
• 2023-01-09 Listed $339,900 BRIGHT MLS
• 2018-12-19 Sold (Public Records) $60,000 Public Records
• 2008-10-31 Sold (Public Records) $70,000 Public Records
• 2005-10-31 Sold (Public Records) $57,552 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,074 · +8.6% YoY. Source: county tax records.