842 Water St · Pottsville, PA 17901

$120,000

3 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 9 Days on market

Built 1926 5,663 sqft lot Est $138k · 13% under

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Why this score? — see what drove the C+ 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 +24.0/30.0
• ARV discount +13.3/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• 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

Listing remarks MLS

Spacious single at the end of the street, open staircase, walk out basement, hot tub

Key facts

• Quiet street
• Roomy backyard
• Charming front porch

Tags

• ROOMY BACKYARD
• CHARMING FRONT PORCH
• QUIET STREET
• PEACEFUL NEIGHBORHOOD
• DECK FOR RELAXING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable TV available; Oil hot water
• Home design: Detached structure
• Construction: Vinyl siding; Shingle roof; Concrete perimeter foundation; Above-grade other structures noted
• Exterior features: Patio and porch; Sidewalks; Street lights; Hot tub; Rear yard; Sloping lot; Not in a federal flood zone

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Fully carpeted; Vinyl
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Hot water heating (oil-fired); Wall unit cooling
• Interior features: Estimated living area; Fully carpeted and vinyl flooring; 6 total rooms (Living Room, Dining Room, Master Bedroom, Bedroom 2, Kitchen, Attic)
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.6% 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.
• Zoned schools: Pottsville Area Hs (math 52% / reading 74%, grade B-, #69 of 437 statewide, top 16%, 898 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Zoned-school proficiency averages 63% at this address vs 38% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Pottsville Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.7%/yr); 177 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $72k; list at $120k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $137,808
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 E Race St	0.62mi	3/1.5	1,530 (-2%)	7mo	$90,000	$59	59
436 Wheeler St	0.54mi	3/1.5	1,678 (+7%)	4mo	$300,000	$179	58
210 W Railroad St	0.28mi	3/1.5	1,450 (-7%)	19mo	$180,000	$124	57
412 Wheeler St	0.56mi	4/1.0 (+1)	1,526 (-3%)	15mo	$150,000	$98	52
414 Front St	0.29mi	4/2.0 (+1)	1,472 (-6%)	19mo	$40,000	$27	52
315 N George St	0.60mi	4/1.0 (+1)	1,600 (+2%)	16mo	$45,000	$28	50
105 Mill Creek Ave	0.58mi	3/1.0	1,342 (-14%)	12mo	$85,000	$63	39
718 Seneca St	0.60mi	3/2.0	1,751 (+12%)	16mo	$154,900	$88	36

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-4,265
• Equity at exit: $17,892

10-year hold

• IRR: 9.4%
• Equity multiple: 1.82×
• Total profit: $27,435
• Equity at exit: $10,375

Cash invested: $33,600 (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 17901

• Home prices YoY: -21.2%
• Rents YoY: 5.7%
• Active inventory: 177
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $179

Break-even live

Break-even rent $1,120

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 N 2nd St Pottsville, PA	2.0	1.0	1742	$1,295	$0.74	44d	1	0.53mi
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	44d	1	0.55mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	44d	1	0.63mi
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	44d	1	0.68mi
525 E Market St Pottsville, PA	4.0	1.0	1120	$1,250	$1.12	44d	1	0.70mi
321 N 3rd St Pottsville, PA	4.0	1.5	1260	$1,400	$1.11	44d	1	0.72mi
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	44d	1	0.80mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	44d	1	0.87mi
1023 W Market St Pottsville, PA	3.0	1.0	1950	$1,100	$0.56	44d	1	1.08mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	44d	1	1.12mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	44d	1	1.19mi
72 E Bacon St Pottsville, PA	3.0	1.0	1640	$1,300	$0.79	44d	1	1.49mi

Listing history 8 events

1. 2026-06-19
   days on market $120,000 Active 9 DOM
2. 2026-06-18
   days on market $120,000 Active 8 DOM
3. 2026-06-17
   days on market $120,000 Active 7 DOM
4. 2026-06-16
   days on market $120,000 Active 6 DOM
5. 2026-06-15
   days on market $120,000 Active 5 DOM
6. 2026-06-14
   days on market $120,000 Active 3 DOM
7. 2026-06-12
   remarks 446-char remark
8. 2026-06-12
   listed $120,000 Active 2 DOM

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,152
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,491
• Taxable income: $289
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,073/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

+150.0% since first listed

8 events — show timeline

• 2026-06-11 Listed $120,000 BRIGHT MLS
• 2026-06-10 Coming Soon $120,000 BRIGHT MLS
• 2007-05-15 Sold (Public Records) $72,500 Public Records
• 2007-05-15 Sold (MLS) $72,500 BRIGHT MLS
• 2007-04-11 Listing Removed — BRIGHT MLS
• 2006-10-13 Listed $72,500 BRIGHT MLS
• 2000-10-31 Sold (Public Records) $51,250 Public Records
• 1992-03-16 Sold (Public Records) $48,000 Public Records

Property tax history

+16.2%/yr

Latest (2026): $8,313 · +286.5% YoY. Source: county tax records.