1800 W Wiconisco St · Reinerton, PA 17980

$248,000

5 bd · 2.0 ba · 2,232 sqft · MultiFamily public records · 23 Days on market

Built 1900 4,356 sqft lot $111/sqft · 18% above area Est $204k · 22% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to this spacious and beautifully updated home in Reinerton—offering room to grow, flexibility, and modern upgrades throughout! This impressive property features 4 bedrooms with the potential for a 5th, along with 2.5 bathrooms to comfortably accommodate your needs. The main level is thoughtfully designed with both functionality and style in mind. Enjoy a formal dining room perfect for gatherings, and a cozy living room complete with built-in shelving and an entertainment area. A convenient half bath is located on this level, along with a versatile all-purpose room that could serve as a home office, playroom, or even a main-level bedroom. The heart of the home is the gorgeous,

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Two total garage and parking spaces; Driveway with two spaces; Street parking and alley access
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Estimated year built; Major remodel or effective year 2025
• Construction: Combination construction materials; Stone foundation; Architectural shingle roof; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 30 x 150; Not in a federal flood zone

Interior

• Kitchen: Built-in microwave; Stainless steel appliances; Stove; Refrigerator; Dishwasher
• Bedrooms: Four bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level); Two full bathrooms total; One half bathroom total
• Heating & cooling: Baseboard electric heating; Electric hot water with 60+ gallon tank
• Interior features: Attic; Breakfast area; Entry-level bedroom; Family room open to the kitchen; Formal separate dining room; Kitchen island; Master bathroom(s); Recessed lighting; Upgraded countertops
• Laundry & utility: Main floor laundry with hookups

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $248k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $248k).
• Recommended offer: $244k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,014 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Williams Valley SD (rural): math 16% / reading 44% proficiency, ranked #442 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williams Valley El Sch (math 17% / reading 45%, grade F, #1,116 of 1,518 statewide, top 74%, 521 students, 100% FRL); Williams Valley Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 440 students, 98% FRL) — zoned schools average 99% FRL vs 40% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $69k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $248k implies a 1027% 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 $244,280 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.01%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $203,570
• List price: $248,000
• Delta: 21.83%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.48×
• Total profit: $33,610
• Equity at exit: $36,978

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $124,398
• Equity at exit: $21,443

Cash invested: $69,440 (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 17980

• Home prices YoY: -11.1%
• Active inventory: 20
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $3,602 medium
• Mortgage (P&I): −$1,301
• Tax from tax record: −$284 /mo · $3,404/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,158

Break-even live

Break-even rent $2,136

Max offer price $248,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$1,934
▸ 2× units	2	1	$1,668
Total (4 units)			$3,602

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-02
   listed $259,900 Active 1495-char remark
2. 2026-04-29
   historical $259,900 1495-char remark
3. 2025-10-07
   soldstatus $22,000

ⓘ 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: $3,404 · $284/mo
• Projected year-2 tax: $3,661 · $305/mo
• Expected delta: +$257/yr (+$21/mo · 7.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $43,224
• − Mortgage interest: −$13,892
• − Property taxes: −$3,404
• − Insurance: −$1,240
• − Repairs & maintenance: −$3,458
• − Management: −$3,458
• − Depreciation: −$7,215
• Taxable income: $10,558
• Est. tax owed @ 24.0%: −$2,534
• After-tax cash flow: $11,363/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: Williams Valley SD
• NCES district ID: 4226400
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $47,317
• Composite: 25.84/100
• National rank: #7354
• State rank: #442 of 539 in PA

Livability — Reinerton

• Score: 67/100
• State rank: #1014
• US rank: #11197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reinerton, PA
• Population (ZIP): 3,222

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Iranian 4% Romanian 4% Polish 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 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: ▼ -23.90%
• Current HPI: 191.5183
• 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

+1027.3% since first listed

5 events — show timeline

• 2026-05-24 Pending — BRIGHT MLS
• 2026-05-22 Price Changed $248,000 BRIGHT MLS
• 2026-05-02 Listed $259,900 BRIGHT MLS
• 2026-04-29 Coming Soon $259,900 BRIGHT MLS
• 2025-10-07 Sold (Public Records) $22,000 Public Records

Property tax history

+14.6%/yr

Latest (2026): $3,404 · +251.1% YoY. Source: county tax records.