5 S 21st St · Pottsville, PA 17901

$116,000

3 bd · 1.0 ba · 1,190 sqft · MultiFamily public records · 72 Days on market

Built 1927 1,742 sqft lot $97/sqft · 100% 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Yorkville investment property is ready for your portfolio. Long term tenants would like to stay. Currently paying $1250 a month. Spacious house features living room, dining room and large kitchen. There are 3 bedrooms and a full bath on the 2nd floor. Driveway in the back leads to the basement garage. Nothing to do but collect rent.

Key facts

• Basement garage
• Living room
• Investment property

Tags

• INVESTMENT PROPERTY
• LONG TERM TENANTS
• LIVING ROOM
• DINING ROOM
• LARGE KITCHEN
• BASEMENT GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $116k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $116k).
• Recommended offer: $109k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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; 4 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).
• At $3,729/mo this rent would consume 72% 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 $802 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.21% ✓
• Cap rate: 27.90%
• Cash-on-cash: 77.16%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (median comp): $69,461
• List price: $116,000
• Delta: 67.00%
• Verdict: OVERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 80.3%
• Equity multiple: 4.84×
• Total profit: $124,708
• Equity at exit: $17,296

10-year hold

• IRR: 84.4%
• Equity multiple: 11.02×
• Total profit: $325,356
• Equity at exit: $10,030

Cash invested: $32,480 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,729 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$201 /mo · $2,410/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $2,088

Break-even live

Break-even rent $1,085

Max offer price $116,000

Occupancy floor 39%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$3,729
Total (3 units)			$3,729

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 S 23rd St Unit A 305 Pottsville, PA	2.0	1.0	800	$1,100	$1.38	43d	1	0.32mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	43d	1	1.12mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	43d	1	1.19mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	43d	1	1.29mi

Listing history 21 events

1. 2026-06-09
   days on market $116,000 Active 72 DOM
2. 2026-06-08
   days on market $116,000 Active 71 DOM
3. 2026-06-07
   days on market $116,000 Active 70 DOM
4. 2026-06-07
   days on market $116,000 Active 69 DOM
5. 2026-06-04
   days on market $116,000 Active 66 DOM
6. 2026-06-02
   days on market $116,000 Active 65 DOM
7. 2026-06-01
   days on market $116,000 Active 64 DOM
8. 2026-05-31
   days on market $116,000 Active 63 DOM
9. 2026-05-31
   days on market $116,000 Active 62 DOM
10. 2026-05-11
    price $116,000 334-char remark

    Show marketing remark (334 chars)

    Yorkville investment property is ready for your portfolio. Long term tenants would like to stay. Currently paying $1250 a month. Spacious house features living room, dining room and large kitchen. There are 3 bedrooms and a full bath on the 2nd floor. Driveway in the back leads to the basement garage. Nothing to do but collect rent.

11. 2026-04-26
    price $120,000 334-char remark

    Show marketing remark (334 chars)

    Yorkville investment property is ready for your portfolio. Long term tenants would like to stay. Currently paying $1250 a month. Spacious house features living room, dining room and large kitchen. There are 3 bedrooms and a full bath on the 2nd floor. Driveway in the back leads to the basement garage. Nothing to do but collect rent.

12. 2026-03-29
    listed $124,900 Active 334-char remark

    Show marketing remark (334 chars)

    Yorkville investment property is ready for your portfolio. Long term tenants would like to stay. Currently paying $1250 a month. Spacious house features living room, dining room and large kitchen. There are 3 bedrooms and a full bath on the 2nd floor. Driveway in the back leads to the basement garage. Nothing to do but collect rent.

13. 2024-02-16
    soldstatus $96,000 Closed 833-char remark

    Show marketing remark (833 chars)

    Attention Investors!! This * Tenant Occupied * home would be a wonderful addition to your portfolio, or a fantastic start to one! Tenants are on a New, yearly lease, and would love to keep staying here even longer!! This Immaculate Twin features a Living Room, Dining Room, 1/2 Bathroom, and an Eat-In Kitchen on the 1st floor. Your 2nd floor features 3 bedrooms, and a full bath. The home's attic could be finished, for a potential 4th bedroom, or keep it for your storage needs! The home's full basement is where you'll find your laundry area, and even walk out into the Attached 1 car garage! Plenty of evening/morning sitting options too, with your large front porch, and your cozy rear deck. Within walking distance of stores and shops on Pottsville's West End, Yorkville Hose Company, and Rotary Little League Field too!!

14. 2024-01-17
    status Pending 833-char remark

    Show marketing remark (833 chars)

    Attention Investors!! This * Tenant Occupied * home would be a wonderful addition to your portfolio, or a fantastic start to one! Tenants are on a New, yearly lease, and would love to keep staying here even longer!! This Immaculate Twin features a Living Room, Dining Room, 1/2 Bathroom, and an Eat-In Kitchen on the 1st floor. Your 2nd floor features 3 bedrooms, and a full bath. The home's attic could be finished, for a potential 4th bedroom, or keep it for your storage needs! The home's full basement is where you'll find your laundry area, and even walk out into the Attached 1 car garage! Plenty of evening/morning sitting options too, with your large front porch, and your cozy rear deck. Within walking distance of stores and shops on Pottsville's West End, Yorkville Hose Company, and Rotary Little League Field too!!

15. 2023-10-04
    listed $99,900 Active 833-char remark

    Show marketing remark (833 chars)

    Attention Investors!! This * Tenant Occupied * home would be a wonderful addition to your portfolio, or a fantastic start to one! Tenants are on a New, yearly lease, and would love to keep staying here even longer!! This Immaculate Twin features a Living Room, Dining Room, 1/2 Bathroom, and an Eat-In Kitchen on the 1st floor. Your 2nd floor features 3 bedrooms, and a full bath. The home's attic could be finished, for a potential 4th bedroom, or keep it for your storage needs! The home's full basement is where you'll find your laundry area, and even walk out into the Attached 1 car garage! Plenty of evening/morning sitting options too, with your large front porch, and your cozy rear deck. Within walking distance of stores and shops on Pottsville's West End, Yorkville Hose Company, and Rotary Little League Field too!!

16. 2021-12-03
    historical
17. 2021-12-01
    soldstatus $65,000 Closed
18. 2021-11-23
    status Pending
19. 2021-10-29
    status Active
20. 2021-10-11
    status Pending
21. 2021-10-06
    listed $75,000 Active

ⓘ 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: $2,410 · $201/mo
• Projected year-2 tax: $2,410 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $44,748
• − Mortgage interest: −$6,498
• − Property taxes: −$2,410
• − Insurance: −$580
• − Repairs & maintenance: −$3,580
• − Management: −$3,580
• − Depreciation: −$3,375
• Taxable income: $24,726
• Est. tax owed @ 24.0%: −$5,934
• After-tax cash flow: $19,127/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

+54.7% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $116,000 BRIGHT MLS
• 2026-04-26 Price Changed $120,000 BRIGHT MLS
• 2026-03-29 Listed $124,900 BRIGHT MLS
• 2024-02-16 Sold (MLS) $96,000 BRIGHT MLS
• 2024-01-17 Pending — BRIGHT MLS
• 2023-10-04 Listed $99,900 BRIGHT MLS
• 2021-12-03 Listing Removed — BRIGHT MLS
• 2021-12-01 Sold (MLS) $65,000 BRIGHT MLS
• 2021-11-23 Pending — BRIGHT MLS
• 2021-10-29 Relisted — BRIGHT MLS
• 2021-10-11 Pending — BRIGHT MLS
• 2021-10-06 Listed $75,000 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $2,410 · +8.6% YoY. Source: county tax records.