413 E Union St · Tamaqua, PA 18252

$110,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 295 Days on market

Built 1915 1,742 sqft lot $109/sqft · 40% above area Est $78k · 41% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

Key facts

• Built 1915
• Listed 295 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.3% in Tamaqua — 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 80/100 on livability (#209 in PA, #1,844 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute D+, employment F.
• Tamaqua Area SD (rural): math 31% / reading 53% proficiency, ranked #331 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $761 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.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $110k implies a 633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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: 1.11% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (median comp): $78,034
• List price: $110,000
• Delta: 40.96%
• 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
318 N Railroad St	0.41mi	2/1.0 (-1)	1,066 (+6%)	20mo	$34,000	$32	50
702 Arlington St	0.49mi	2/1.0 (-1)	1,152 (+14%)	21mo	$121,000	$105	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,358
• Equity at exit: $16,401

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $17,855
• Equity at exit: $9,511

Cash invested: $30,800 (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 18252

• Home prices YoY: -15.4%
• Active inventory: 75
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $243

Break-even live

Break-even rent $918

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $305	-5% $274	+0% $243	+5% $212	+10% $181
Rent	-10% $146	-5% $194	+0% $243	+5% $291	+10% $340
Rate	-1.0pp $298	-0.5pp $271	base $243	+0.5pp $214	+1.0pp $185

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Schuylkill Ave Tamaqua, PA	3.0	1.0	1100	$1,050	$0.95	44d	1	0.27mi
234 Mauch Chunk St Unit 2 Tamaqua, PA	3.0	1.0	1100	$1,425	$1.30	24d	1	0.36mi
128 E Broad St Unit 128C Tamaqua, PA	2.0	1.0	1055	$1,200	$1.14	44d	1	0.49mi
132 E Broad St Unit 1 Tamaqua, PA	2.0	1.0	900	$1,300	$1.44	44d	1	0.49mi

Listing history 35 events

1. 2026-06-21
   days on market $110,000 Active 295 DOM
2. 2026-06-18
   days on market $110,000 Active 293 DOM
3. 2026-06-17
   days on market $110,000 Active 292 DOM
4. 2026-06-16
   days on market $110,000 Active 291 DOM
5. 2026-06-15
   days on market $110,000 Active 290 DOM
6. 2026-06-13
   days on market $110,000 Active 288 DOM
7. 2026-06-12
   days on market $110,000 Active 287 DOM
8. 2026-06-09
   days on market $110,000 Active 284 DOM
9. 2026-06-08
   days on market $110,000 Active 283 DOM
10. 2026-06-08
    days on market $110,000 Active 282 DOM
11. 2026-06-07
    days on market $110,000 Active 281 DOM
12. 2026-06-04
    days on market $110,000 Active 278 DOM
13. 2026-06-02
    days on market $110,000 Active 277 DOM
14. 2026-06-01
    days on market $110,000 Active 276 DOM
15. 2026-05-31
    days on market $110,000 Active 275 DOM
16. 2026-04-08
    price $110,000

    Show marketing remark (479 chars)

    Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

17. 2026-04-08
    price $110,000 479-char remark

    Show marketing remark (479 chars)

    Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

18. 2026-04-08
    price $110,000

    Show marketing remark (479 chars)

    Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

19. 2026-03-25
    price $127,500

    Show marketing remark (479 chars)

    Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

20. 2026-03-25
    price $127,500 479-char remark

    Show marketing remark (479 chars)

    Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

21. 2026-03-25
    price $127,500

    Show marketing remark (479 chars)

    Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

22. 2025-08-29
    listed $130,000 Active

    Show marketing remark (479 chars)

    Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

23. 2025-08-29
    listed $130,000 Active 479-char remark

    Show marketing remark (479 chars)

    Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

24. 2025-08-29
    listed $130,000 Active

    Show marketing remark (479 chars)

    Perfect for a first-time buyer or investor! This townhouse offers fresh paint, new carpet, and plenty of space. Enjoy a spacious living room, first-floor laundry hookup, and a new half bath. Upstairs, you'll find two bedrooms plus a heated attic that can serve as a cozy third bedroom or home office. The lower level adds even more flexibility with a full bath and space for a family room or extra bedroom. To top it off, there's a one-car garage for added convenience and value!

25. 2022-04-18
    historical
26. 2016-03-24
    soldstatus $15,000
27. 2016-03-24
    soldstatus $15,000
28. 2016-03-11
    historical
29. 2016-02-29
    historical
30. 2015-12-07
    listed $18,500
31. 2015-11-14
    historical
32. 2015-07-25
    listed $23,500
33. 2015-05-13
    listed $28,000
34. 2015-05-13
    listed $18,500
35. 1991-06-20
    soldstatus $30,000

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$252/yr (+$21/mo · 20.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,710
• − Mortgage interest: −$6,162
• − Property taxes: −$1,234
• − Insurance: −$550
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$3,200
• Taxable income: $1,211
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,624/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: Tamaqua Area SD
• NCES district ID: 4223220
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $45,184
• Composite: 35.61/100
• National rank: #4893
• State rank: #331 of 539 in PA

Livability — Tamaqua

• Score: 80/100
• State rank: #209
• US rank: #1844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tamaqua, PA
• Population (ZIP): 11,065

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Salvadoran 2%
• Common ancestry: Romanian 11% Iranian 3% Polish 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -35.53%
• Current HPI: 194.8976
• 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

+266.7% since first listed

20 events — show timeline

• 2026-04-08 Price Changed $110,000 BRIGHT MLS
• 2026-04-08 Price Changed $110,000 PMAR
• 2026-04-08 Price Changed $110,000 GLVRMLS
• 2026-03-25 Price Changed $127,500 BRIGHT MLS
• 2026-03-25 Price Changed $127,500 PMAR
• 2026-03-25 Price Changed $127,500 GLVRMLS
• 2025-08-29 Listed $130,000 GLVRMLS
• 2025-08-29 Listed $130,000 PMAR
• 2025-08-29 Listed $130,000 BRIGHT MLS
• 2022-04-18 Listing Removed — GLVRMLS
• 2016-03-24 Sold (Public Records) $15,000 Public Records
• 2016-03-24 Sold (MLS) $15,000 BRIGHT MLS
• 2016-03-11 Listing Removed — BRIGHT MLS
• 2016-02-29 Listing Removed — BRIGHT MLS
• 2015-12-07 Listed $18,500 BRIGHT MLS
• 2015-11-14 Listing Removed — BRIGHT MLS
• 2015-07-25 Listed $23,500 BRIGHT MLS
• 2015-05-13 Listed $18,500 BRIGHT MLS
• 2015-05-13 Listed $28,000 GLVRMLS
• 1991-06-20 Sold (Public Records) $30,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,234 · +7.9% YoY. Source: county tax records.