154 State · Branchdale, PA 17923

$74,900

3 bd · 1.0 ba · 1,288 sqft · MultiFamily public records · 69 Days on market

Built 1924 0.41 ac lot $58/sqft · 61% below 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
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

Investment opportunity. Long term tenant would like to stay. Currently paying $700 a month plus utilities. Property is almost half an acre with plenty of parking. Large eat in kitchen with an open floor plan from living room to dining room. Propane heaters add supplemental heat Three private bedrooms with full bath on the second floor. Attic adds additional living space.

Key facts

• Open floor plan
• Large eat in kitchen
• Private bedrooms

Tags

• HALF AN ACRE
• PLENTY OF PARKING
• LARGE EAT IN KITCHEN
• OPEN FLOOR PLAN
• PROPANE HEATERS
• PRIVATE BEDROOMS

🏷️ Possibly a rental listed for sale. The $74,900 price doesn't fit this home's estimated sale value (~$192,658) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,389 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools D.
• Minersville Area SD (town): math 21% / reading 50% proficiency, ranked #420 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($518 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $75k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1924 — 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 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?
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 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: 2.54% ✓
• Cap rate: 22.21%
• Cash-on-cash: 56.86%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (median comp): $192,658
• List price: $74,900
• Delta: -61.12%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 58.7%
• Equity multiple: 4.28×
• Total profit: $68,832
• Equity at exit: $33,678

10-year hold

• IRR: 58.3%
• Equity multiple: 8.70×
• Total profit: $161,387
• Equity at exit: $51,902

Cash invested: $20,972 (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 17923

• Active inventory: 2
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $938

Break-even live

Break-even rent $714

Max offer price $74,900

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$1,902
Total (2 units)			$1,902

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Investment opportunity. Long term tenant would like to stay. Currently paying $700 a month plus utilities. Property is almost half an acre with plenty of parking. Large eat in kitchen with an open floor plan from living room to dining room. Propane heaters add supplemental heat Three private bedrooms with full bath on the second floor. Attic adds additional living space.

2. 2026-04-22
   price $74,900 375-char remark

   Show marketing remark (375 chars)

   Investment opportunity. Long term tenant would like to stay. Currently paying $700 a month plus utilities. Property is almost half an acre with plenty of parking. Large eat in kitchen with an open floor plan from living room to dining room. Propane heaters add supplemental heat Three private bedrooms with full bath on the second floor. Attic adds additional living space.

3. 2026-03-03
   listed $79,900 Active 375-char remark

   Show marketing remark (375 chars)

   Investment opportunity. Long term tenant would like to stay. Currently paying $700 a month plus utilities. Property is almost half an acre with plenty of parking. Large eat in kitchen with an open floor plan from living room to dining room. Propane heaters add supplemental heat Three private bedrooms with full bath on the second floor. Attic adds additional living space.

4. 2024-07-05
   soldstatus $42,000

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,101 · $92/mo
• Expected delta: +$82/yr (+$7/mo · 8.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,824
• − Mortgage interest: −$4,196
• − Property taxes: −$1,019
• − Insurance: −$1,041
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$2,179
• Taxable income: $10,738
• Est. tax owed @ 24.0%: −$2,577
• After-tax cash flow: $8,681/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: Minersville Area SD
• NCES district ID: 4215510
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $40,865
• Composite: 29.77/100
• National rank: #6433
• State rank: #420 of 539 in PA

Livability — Branchdale

• Score: 61/100
• State rank: #1389
• US rank: #17538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branchdale, PA
• Population (ZIP): 314

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 12% Danish 8% Slovak 2%
• Foreign-born: 2%
• Languages at home: 99% English-only · 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: —
• Current HPI: —
• 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

+78.3% since first listed

4 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-04-22 Price Changed $74,900 BRIGHT MLS
• 2026-03-03 Listed $79,900 BRIGHT MLS
• 2024-07-05 Sold (Public Records) $42,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,019 · +6.9% YoY. Source: county tax records.