17 High Rd · Forestville, PA 17901

$109,900

4 bd · 1.0 ba · 1,680 sqft · Townhouse public records · 17 Days on market

Built 1880 7,405 sqft lot $65/sqft · at area comps Est $113k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +8.6/15.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enclosed porch at the front entrance will welcome all your visitors or a spot for you to enjoy your rocking chairs. Living room is large and bright. A separate dining area provides space for all your entertaining needs. The kitchen is large and includes a laundry area (newer washer & dryer) + a full bath and an enclosed small porch for the side kitchen entrance. 4 bedrooms and a full bath are on the 2nd floor. The property has a large back and side yard. 2 car garage with remotes in the rear off the alley so no need to scrape your windshield in the winter!

Key facts

• 2 garage spots
• Built 1880
• Listed 17 days

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Ground rent paid annually

Exterior

• Parking: Detached rear-entry garage with two spaces; On-street parking available; Garage has an automatic opener
• Utilities: Public water; Public sewer; 100 amp electric service; Cable TV available; Hot water provided by coal
• Home design: Semi-detached house; Above-grade finished living area reported
• Construction: Brick, frame, and aluminum siding exterior; Stone and other foundation; Asphalt roof; Double-hung windows; Unfinished basement
• Exterior features: Exterior lighting; Gutter system; Sidewalks; Fully fenced yard

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Four bedrooms on the upper level (4 total listed rooms designated as bedrooms)
• Bathrooms: Two full bathrooms (one on the main level and one on the upper level)
• Heating & cooling: Coal-fired heating; Baseboard hot water heating
• Interior features: Stove that can burn coal; Living room and dining room
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#650 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• 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: Rents rising fast (+5.7%/yr); 177 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

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $39k; list at $110k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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 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?
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 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $112,640
• List price: $109,900
• Delta: -2.43%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 High Rd	0.01mi	3/2.0 (-1)	1,650 (-2%)	13mo	$110,000	$67	77

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.54×
• Total profit: $16,608
• Equity at exit: $16,386

10-year hold

• IRR: 24.0%
• Equity multiple: 3.34×
• Total profit: $72,103
• Equity at exit: $9,502

Cash invested: $30,772 (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 17901

• Home prices YoY: -21.2%
• Rents YoY: 5.7%
• Active inventory: 177
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $472

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 65%

Sensitivity live

Price	-10% $548	-5% $510	+0% $472	+5% $434	+10% $396
Rent	-10% $349	-5% $410	+0% $472	+5% $533	+10% $595
Rate	-1.0pp $527	-0.5pp $500	base $472	+0.5pp $443	+1.0pp $414

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Laurel St Minersville, PA	3.0	2.0	1059	$1,150	$1.09	44d	1	1.41mi

Listing history 15 events

1. 2026-06-12
   status $109,900 Pending 17 DOM
2. 2026-06-08
   days on market $109,900 Active 17 DOM
3. 2026-06-07
   days on market $109,900 Active 16 DOM
4. 2026-06-07
   remarks 365-char remark
5. 2026-06-07
   days on market $109,900 Active 15 DOM
6. 2026-06-04
   days on market $109,900 Active 12 DOM
7. 2026-06-02
   days on market $109,900 Active 11 DOM
8. 2026-06-01
   days on market $109,900 Active 10 DOM
9. 2026-05-31
   days on market $109,900 Active 9 DOM
10. 2026-05-31
    days on market $109,900 Active 8 DOM
11. 2026-05-02
    historical $109,900 333-char remark
12. 2019-02-25
    soldstatus $39,000
13. 2019-02-22
    soldstatus $39,000 Closed 569-char remark

    Show marketing remark (569 chars)

    Enclosed porch at the front entrance will welcome all your visitors or a spot for you to enjoy your rocking chairs. Living room is large and bright. A separate dining area provides space for all your entertaining needs. The kitchen is large and includes a laundry area (newer washer & dryer) + a full bath and an enclosed small porch for the side kitchen entrance. 4 bedrooms and a full bath are on the 2nd floor. The property has a large back and side yard. 2 car garage with remotes in the rear off the alley so no need to scrape your windshield in the winter!

14. 2019-01-29
    status Pending 569-char remark

    Show marketing remark (569 chars)

    Enclosed porch at the front entrance will welcome all your visitors or a spot for you to enjoy your rocking chairs. Living room is large and bright. A separate dining area provides space for all your entertaining needs. The kitchen is large and includes a laundry area (newer washer & dryer) + a full bath and an enclosed small porch for the side kitchen entrance. 4 bedrooms and a full bath are on the 2nd floor. The property has a large back and side yard. 2 car garage with remotes in the rear off the alley so no need to scrape your windshield in the winter!

15. 2018-12-11
    listed $45,000 Active 569-char remark

    Show marketing remark (569 chars)

    Enclosed porch at the front entrance will welcome all your visitors or a spot for you to enjoy your rocking chairs. Living room is large and bright. A separate dining area provides space for all your entertaining needs. The kitchen is large and includes a laundry area (newer washer & dryer) + a full bath and an enclosed small porch for the side kitchen entrance. 4 bedrooms and a full bath are on the 2nd floor. The property has a large back and side yard. 2 car garage with remotes in the rear off the alley so no need to scrape your windshield in the winter!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 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: $18,702
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$3,197
• Taxable income: $4,159
• Est. tax owed @ 24.0%: −$998
• After-tax cash flow: $4,663/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 — Forestville

• Score: 72/100
• State rank: #650
• US rank: #6317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Schuylkill County · 22,371 people
• Metro: Pottsville, PA
• Population (ZIP): 22,371
• Household income: $62,484
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 622.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 2%
• Common ancestry: Romanian 9% Iranian 5% Subsaharan African 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -54.14%
• Current HPI: 200.6516
• Rent YoY: ▲ 5.70%
• Metro: Pottsville, PA
• 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

+144.2% since first listed

8 events — show timeline

• 2026-06-10 Pending — BRIGHT MLS
• 2026-06-08 Listing Removed — BRIGHT MLS
• 2026-05-23 Listed $109,900 BRIGHT MLS
• 2026-05-02 Coming Soon $109,900 BRIGHT MLS
• 2019-02-25 Sold (Public Records) $39,000 Public Records
• 2019-02-22 Sold (MLS) $39,000 BRIGHT MLS
• 2019-01-29 Pending — BRIGHT MLS
• 2018-12-11 Listed $45,000 BRIGHT MLS

Property tax history

+16.1%/yr

Latest (2026): $6,855 · +319.3% YoY. Source: county tax records.