85 E 3rd St · Jim Thorpe, PA 18229

$149,000

3 bd · 1.0 ba · 1,228 sqft · MultiFamily public records · 1 Days on market

Built 1871 4,617 sqft lot

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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
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• 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

Great remodeled 3 bedroom Twin in Jim Thorpe Pa. See all the modern updates in this great home. Move in ready to enjoy for the summer.

Key facts

• 4,617 sq ft lot
• Built 1871

Property features AI

Exterior

• Parking: On-street parking; Open parking available
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Single-family house; Residential property; 1 common wall
• Construction: Vinyl siding; Stone foundation; Shingle roof; Built as a house
• Exterior features: Courtyard; Front porch; Rear porch; Shed(s); Cul-de-sac lot; Paved public road

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator; Dishwasher; Water heater
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Pellet stove heating; Electric heating; No cooling
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $149k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Cap rate 17.7% vs local median 4.2% in Jim Thorpe — 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 71/100 on livability (#675 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• At $3,044/mo this rent would consume 55% of the median local household income ($67k/yr) (locally 192% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carbon County population projected at -18% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $45k; list at $149k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1871 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1871 — 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 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?
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: 2.04% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.59%
• DSCR: 2.81
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 37.0%
• Equity multiple: 2.58×
• Total profit: $65,762
• Equity at exit: $22,216

10-year hold

• IRR: 43.7%
• Equity multiple: 5.15×
• Total profit: $173,099
• Equity at exit: $12,883

Cash invested: $41,720 (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 18229

• Home prices YoY: -22.0%
• Active inventory: 151
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,044 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $1,411

Break-even live

Break-even rent $1,258

Max offer price $149,000

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,044
Total (2 units)			$3,044

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 North St Unit 2 Jim Thorpe, PA	2.0	1.0	700	$1,050	$1.50	19d	1	0.31mi
531 North St Jim Thorpe, PA	2.0	1.0	730	$1,150	$1.58	14d	1	0.41mi
8 Cedar Ave Jim Thorpe, PA	2.0	1.0	910	$1,500	$1.65	44d	1	0.99mi

Listing history 2 events

1. 2026-06-19
   remarks 134-char remark
2. 2026-06-19
   listed $149,000 Active 1 DOM

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $2,077 · $173/mo
• Expected delta: +$277/yr (+$23/mo · 15.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 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: $36,528
• − Mortgage interest: −$8,346
• − Property taxes: −$1,801
• − Insurance: −$745
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − Depreciation: −$4,335
• Taxable income: $15,457
• Est. tax owed @ 24.0%: −$3,710
• After-tax cash flow: $13,225/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Jim Thorpe

• Score: 71/100
• State rank: #675
• US rank: #6588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jim Thorpe, PA
• County: Carbon County · 13,404 people
• City population: 9,248
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 9,248
• Household income: $66,875
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 192.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 6% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 0%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.52%
• Current HPI: 204.2201
• Rent YoY: —
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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

+1003.7% since first listed

7 events — show timeline

• 2026-06-18 Listed $149,000 PMAR
• 2025-05-29 Sold (Public Records) $45,000 Public Records
• 2022-10-14 Listing Removed — GLVRMLS
• 2022-04-18 Listing Removed — GLVRMLS
• 2020-07-24 Listed $35,000 GLVRMLS
• 2019-11-27 Listed $39,900 GLVRMLS
• 1988-04-08 Sold (Public Records) $13,500 Public Records

Property tax history

+2.6%/yr

Latest (2026): $1,801 · +7.0% YoY. Source: county tax records.