218 B St · Girardville, PA 17935

$38,800

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 256 Days on market

Built 1894 2,178 sqft lot $31/sqft · 47% below area ↓ 30% since listing

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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 +6.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 218 B St, situated in the quaint borough of Girardville. This charming property boasts three bedrooms and a full bathroom nestled on a 0.05-acre lot, offering a plethora of options and possibilities. Presently, the property is occupied by squatters, but legal action is underway to evict them. The property is being sold as-is. The buyer will be unable to obtain title insurance without the completion of a quiet title action. Motivated Seller!

Key facts

• Built 1894
• Listed 255 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $45 ($539/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,185 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• North Schuylkill SD (rural): math 19% / reading 48% proficiency, ranked #429 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($268 loan paydown + $1k appreciation (3.1% 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 (3.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1894 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,144 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 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 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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 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: 2.58% ✓
• Cap rate: 21.92%
• Cash-on-cash: 55.82%
• DSCR: 3.48
• GRM: 3.2

CMA / ARV

• ARV (median comp): $84,255
• List price: $38,800
• Delta: -53.95%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 Preston Ave	0.58mi	3/1.5	1,290 (+1%)	9mo	$57,999	$45	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.73×
• Total profit: $7,962
• Equity at exit: $17,570

10-year hold

• IRR: 15.1%
• Equity multiple: 3.27×
• Total profit: $24,615
• Equity at exit: $27,173

Cash invested: $10,864 (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 17935

• Home prices YoY: 1.5%
• Active inventory: 8
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$203
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$16
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $45

Break-even live

Break-even rent $943

Max offer price $38,800

Occupancy floor 90%

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: $9,700
• Closing costs: $1,164
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 E Main St Unit 1B Girardville, PA	2.0	1.0	900	$1,000	$1.11	43d	1	0.15mi

Listing history 7 events

1. 2026-05-31
   days on market $38,800 Active 256 DOM
2. 2026-05-31
   days on market $38,800 Active 255 DOM
3. 2026-04-08
   price $38,800 455-char remark

   Show marketing remark (455 chars)

   Welcome to 218 B St, situated in the quaint borough of Girardville. This charming property boasts three bedrooms and a full bathroom nestled on a 0.05-acre lot, offering a plethora of options and possibilities. Presently, the property is occupied by squatters, but legal action is underway to evict them. The property is being sold as-is. The buyer will be unable to obtain title insurance without the completion of a quiet title action. Motivated Seller!

4. 2026-04-07
   status Active 455-char remark

   Show marketing remark (455 chars)

   Welcome to 218 B St, situated in the quaint borough of Girardville. This charming property boasts three bedrooms and a full bathroom nestled on a 0.05-acre lot, offering a plethora of options and possibilities. Presently, the property is occupied by squatters, but legal action is underway to evict them. The property is being sold as-is. The buyer will be unable to obtain title insurance without the completion of a quiet title action. Motivated Seller!

5. 2026-02-05
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Welcome to 218 B St, situated in the quaint borough of Girardville. This charming property boasts three bedrooms and a full bathroom nestled on a 0.05-acre lot, offering a plethora of options and possibilities. Presently, the property is occupied by squatters, but legal action is underway to evict them. The property is being sold as-is. The buyer will be unable to obtain title insurance without the completion of a quiet title action. Motivated Seller!

6. 2026-01-18
   price $39,900 455-char remark

   Show marketing remark (455 chars)

   Welcome to 218 B St, situated in the quaint borough of Girardville. This charming property boasts three bedrooms and a full bathroom nestled on a 0.05-acre lot, offering a plethora of options and possibilities. Presently, the property is occupied by squatters, but legal action is underway to evict them. The property is being sold as-is. The buyer will be unable to obtain title insurance without the completion of a quiet title action. Motivated Seller!

7. 2025-07-18
   listed $55,500 Active 455-char remark

   Show marketing remark (455 chars)

   Welcome to 218 B St, situated in the quaint borough of Girardville. This charming property boasts three bedrooms and a full bathroom nestled on a 0.05-acre lot, offering a plethora of options and possibilities. Presently, the property is occupied by squatters, but legal action is underway to evict them. The property is being sold as-is. The buyer will be unable to obtain title insurance without the completion of a quiet title action. Motivated Seller!

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $780 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°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: $12,000
• − Mortgage interest: −$2,173
• − Property taxes: −$780
• − Insurance: −$5,719
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,129
• Taxable income: $279
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $473/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: North Schuylkill SD
• NCES district ID: 4210110
• Math proficiency: 19% ▼ -14.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $43,529
• Composite: 28.37/100
• National rank: #6770
• State rank: #429 of 539 in PA

Livability — Girardville

• Score: 64/100
• State rank: #1185
• US rank: #13883

Category grades

Amenities F Commute F 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: Girardville, PA
• City population: 1,359
• Population (ZIP): 1,359

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 10% Iranian 5% Polish 4%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1% 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: ▲ 3.06%
• Current HPI: 213.0332
• 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

-30.1% since first listed

5 events — show timeline

• 2026-04-08 Price Changed $38,800 BRIGHT MLS
• 2026-04-07 Relisted — BRIGHT MLS
• 2026-02-05 Pending — BRIGHT MLS
• 2026-01-18 Price Changed $39,900 BRIGHT MLS
• 2025-07-18 Listed $55,500 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2025): $780 · +9.3% YoY. Source: county tax records.