133 White St · Shenandoah, PA 17976

$260,000

3 bd · 3.0 ba · 3,960 sqft · MultiFamily public records · 22 Days on market

Built 1900

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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
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Reduced for quick sale!!! This 3 unit in Shenandoah is already making money for you. This property consists of 2 row homes. One has been converted to a 2 unit and the other remains a large single family. Unit on Right has had new electric put in and electric heat. Mailing Address Continued: ShenandoahTrash_Expns: 660Amps/#Meters: 200Municipal Inspection Required: YBuilding Type: Row

Key facts

• Built 1900
• Listed 21 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income, multi-family property
• Construction: Aluminum and vinyl siding
• Exterior features: Rubber roof

Interior

• Heating & cooling: Electric baseboard heating
• Interior features: Electric water heater; Full unfinished dirt-floor basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $572/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#720 in PA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools D-, commute F, employment F.
• Shenandoah Valley SD (town): math 20% / reading 38% proficiency, ranked #454 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.8% local appreciation)).
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $20k; list at $260k implies a 1233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,100 (1.5% below list)

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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.22%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 3.09×
• Total profit: $152,432
• Equity at exit: $129,462

10-year hold

• IRR: 35.0%
• Equity multiple: 6.15×
• Total profit: $375,253
• Equity at exit: $209,883

Cash invested: $72,800 (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 17976

• Home prices YoY: 1.3%
• Active inventory: 63
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $4,200 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$73 /mo · $882/yr
• Insurance: −$108
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $1,717

Break-even live

Break-even rent $2,026

Max offer price $260,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$4,200
Total (3 units)			$4,200

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $260,000 Active 22 DOM
2. 2026-06-17
   days on market $260,000 Active 21 DOM
3. 2026-06-16
   days on market $260,000 Active 20 DOM
4. 2026-06-15
   days on market $260,000 Active 19 DOM
5. 2026-06-13
   days on market $260,000 Active 17 DOM
6. 2026-06-12
   days on market $260,000 Active 16 DOM
7. 2026-06-09
   days on market $260,000 Active 13 DOM
8. 2026-06-08
   days on market $260,000 Active 12 DOM
9. 2026-06-08
   days on market $260,000 Active 11 DOM
10. 2026-06-07
    days on market $260,000 Active 10 DOM
11. 2026-06-04
    days on market $260,000 Active 7 DOM
12. 2026-06-02
    days on market $260,000 Active 6 DOM
13. 2026-06-01
    days on market $260,000 Active 5 DOM
14. 2026-05-31
    days on market $260,000 Active 4 DOM
15. 2026-05-27
    listed $260,000 Active
16. 2012-07-31
    soldstatus $19,500 385-char remark

    Show marketing remark (385 chars)

    Reduced for quick sale!!! This 3 unit in Shenandoah is already making money for you. This property consists of 2 row homes. One has been converted to a 2 unit and the other remains a large single family. Unit on Right has had new electric put in and electric heat. Mailing Address Continued: ShenandoahTrash_Expns: 660Amps/#Meters: 200Municipal Inspection Required: YBuilding Type: Row

17. 2012-05-15
    listed $19,500 385-char remark

    Show marketing remark (385 chars)

    Reduced for quick sale!!! This 3 unit in Shenandoah is already making money for you. This property consists of 2 row homes. One has been converted to a 2 unit and the other remains a large single family. Unit on Right has had new electric put in and electric heat. Mailing Address Continued: ShenandoahTrash_Expns: 660Amps/#Meters: 200Municipal Inspection Required: YBuilding Type: Row

18. 2012-05-15
    historical 385-char remark

    Show marketing remark (385 chars)

    Reduced for quick sale!!! This 3 unit in Shenandoah is already making money for you. This property consists of 2 row homes. One has been converted to a 2 unit and the other remains a large single family. Unit on Right has had new electric put in and electric heat. Mailing Address Continued: ShenandoahTrash_Expns: 660Amps/#Meters: 200Municipal Inspection Required: YBuilding Type: Row

ⓘ 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: $882 · $73/mo
• Projected year-2 tax: $2,495 · $208/mo
• Expected delta: +$1,613/yr (+$134/mo · 182.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $50,400
• − Mortgage interest: −$14,564
• − Property taxes: −$882
• − Insurance: −$1,966
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − Depreciation: −$7,564
• Taxable income: $17,360
• Est. tax owed @ 24.0%: −$4,166
• After-tax cash flow: $16,440/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: Shenandoah Valley SD
• NCES district ID: 4221490
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $31,968
• Composite: 23.58/100
• National rank: #7851
• State rank: #454 of 539 in PA

Livability — Shenandoah

• Score: 71/100
• State rank: #720
• US rank: #7134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, PA
• City population: 5,988
• Population (ZIP): 5,988

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 34% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 11%
• Common ancestry: Romanian 20% Iranian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 30% Russian/Polish/Slavic 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: ▲ 3.84%
• Current HPI: 308.8036
• Rent YoY: —
• Metro: —
• 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

+1233.3% since first listed

4 events — show timeline

• 2026-05-27 Listed $260,000 LCAR
• 2012-07-31 Sold (MLS) $19,500 BRIGHT MLS
• 2012-05-15 Listing Removed — BRIGHT MLS
• 2012-05-15 Listed $19,500 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2025): $882 · +3.3% YoY. Source: county tax records.