18 Mauch Chunk St · Tamaqua, PA 18252

$125,000

3 bd · 1.0 ba · 3,212 sqft · MultiFamily public records · 70 Days on market

Built 1900 1,742 sqft lot $39/sqft · 32% below area Est $138k · 9% under

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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
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 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 MLS

Start collecting rent with one apartment currently rented. Another unit needs renovation and approval in this commercially zoned building. Lots of potential to open a business or collect rental income. Strong visibility, downtown location, and close to shops, dining, and local amenities including the Tamaqua Train Station. 12-14 Mauch Chunk Street and 16 Mauch Chunk St also available.

Key facts

• Close to shops
• Downtown location
• Local amenities

Tags

• COMMERCIALLY ZONED BUILDING
• DOWNTOWN LOCATION
• CLOSE TO SHOPS
• LOCAL AMENITIES
• TAMAQUA TRAIN STATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 6.8% in Tamaqua — 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 80/100 on livability (#209 in PA, #1,844 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute D+, employment F.
• Tamaqua Area SD (rural): math 31% / reading 53% proficiency, ranked #331 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $27k; list at $125k implies a 363% 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.99% ✓
• Cap rate: 27.20%
• Cash-on-cash: 74.68%
• DSCR: 4.32
• GRM: 2.8

CMA / ARV

• ARV (median comp): $137,984
• List price: $125,000
• Delta: -9.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 74.5%
• Equity multiple: 4.39×
• Total profit: $118,481
• Equity at exit: $18,638

10-year hold

• IRR: 78.3%
• Equity multiple: 9.05×
• Total profit: $281,820
• Equity at exit: $10,808

Cash invested: $35,000 (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 18252

• Home prices YoY: -15.4%
• Active inventory: 75
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,738 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$785
• Net cashflow: $2,178

Break-even live

Break-even rent $981

Max offer price $125,000

Occupancy floor 37%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,738
Total (3 units)			$3,738

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $125,000 Active 70 DOM
2. 2026-06-17
   days on market $125,000 Active 69 DOM
3. 2026-06-16
   days on market $125,000 Active 68 DOM
4. 2026-06-15
   days on market $125,000 Active 67 DOM
5. 2026-06-13
   days on market $125,000 Active 65 DOM
6. 2026-06-12
   days on market $125,000 Active 64 DOM
7. 2026-06-09
   days on market $125,000 Active 61 DOM
8. 2026-06-08
   days on market $125,000 Active 60 DOM
9. 2026-06-08
   days on market $125,000 Active 59 DOM
10. 2026-06-07
    days on market $125,000 Active 58 DOM
11. 2026-06-04
    days on market $125,000 Active 55 DOM
12. 2026-06-02
    days on market $125,000 Active 54 DOM
13. 2026-06-01
    days on market $125,000 Active 53 DOM
14. 2026-05-31
    days on market $125,000 Active 52 DOM
15. 2026-04-09
    listed $125,000 Active 387-char remark

    Show marketing remark (387 chars)

    Start collecting rent with one apartment currently rented. Another unit needs renovation and approval in this commercially zoned building. Lots of potential to open a business or collect rental income. Strong visibility, downtown location, and close to shops, dining, and local amenities including the Tamaqua Train Station. 12-14 Mauch Chunk Street and 16 Mauch Chunk St also available.

16. 2014-04-29
    soldstatus $27,000
17. 2007-03-09
    soldstatus $62,000 227-char remark

    Show marketing remark (227 chars)

    A LIVING LEGEND LOCATED IN THE HISTORICAL SECTION OF TAMAQUA. LOTS OF OPPORTUNITY FOR MANY USES OF THIS BLDG. ONE SIDE WAS BEAUTY SALON, THE OTHER WAS A TAVERN. 2ND & 3RD FLOOR IS A 4 BR APT. CALL FOR DETAILS. SOLD AS IS.

18. 2007-03-09
    soldstatus $62,000

    Show marketing remark (227 chars)

    A LIVING LEGEND LOCATED IN THE HISTORICAL SECTION OF TAMAQUA. LOTS OF OPPORTUNITY FOR MANY USES OF THIS BLDG. ONE SIDE WAS BEAUTY SALON, THE OTHER WAS A TAVERN. 2ND & 3RD FLOOR IS A 4 BR APT. CALL FOR DETAILS. SOLD AS IS.

19. 2007-03-09
    soldstatus $62,000

    Show marketing remark (227 chars)

    A LIVING LEGEND LOCATED IN THE HISTORICAL SECTION OF TAMAQUA. LOTS OF OPPORTUNITY FOR MANY USES OF THIS BLDG. ONE SIDE WAS BEAUTY SALON, THE OTHER WAS A TAVERN. 2ND & 3RD FLOOR IS A 4 BR APT. CALL FOR DETAILS. SOLD AS IS.

20. 2006-06-21
    listed $62,000 227-char remark

    Show marketing remark (227 chars)

    A LIVING LEGEND LOCATED IN THE HISTORICAL SECTION OF TAMAQUA. LOTS OF OPPORTUNITY FOR MANY USES OF THIS BLDG. ONE SIDE WAS BEAUTY SALON, THE OTHER WAS A TAVERN. 2ND & 3RD FLOOR IS A 4 BR APT. CALL FOR DETAILS. SOLD AS IS.

21. 2006-06-21
    listed $69,900

    Show marketing remark (227 chars)

    A LIVING LEGEND LOCATED IN THE HISTORICAL SECTION OF TAMAQUA. LOTS OF OPPORTUNITY FOR MANY USES OF THIS BLDG. ONE SIDE WAS BEAUTY SALON, THE OTHER WAS A TAVERN. 2ND & 3RD FLOOR IS A 4 BR APT. CALL FOR DETAILS. SOLD AS IS.

22. 2006-06-16
    historical
23. 2005-11-19
    listed $64,000
24. 2005-11-01
    historical
25. 2005-05-05
    listed $64,000

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$584/yr (+$49/mo · 72.5%)

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

Taxation est. · year 1

• Rental income: $44,856
• − Mortgage interest: −$7,002
• − Property taxes: −$806
• − Insurance: −$625
• − Repairs & maintenance: −$3,588
• − Management: −$3,588
• − Depreciation: −$3,636
• Taxable income: $25,610
• Est. tax owed @ 24.0%: −$6,146
• After-tax cash flow: $19,993/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: Tamaqua Area SD
• NCES district ID: 4223220
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $45,184
• Composite: 35.61/100
• National rank: #4893
• State rank: #331 of 539 in PA

Livability — Tamaqua

• Score: 80/100
• State rank: #209
• US rank: #1844

Category grades

Amenities A+ Commute D+ 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: Tamaqua, PA
• Population (ZIP): 11,065

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Salvadoran 2%
• Common ancestry: Romanian 11% Iranian 3% Polish 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -35.53%
• Current HPI: 194.8976
• 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

+95.3% since first listed

11 events — show timeline

• 2026-04-09 Listed $125,000 LCAR
• 2014-04-29 Sold (Public Records) $27,000 Public Records
• 2007-03-09 Sold (Public Records) $62,000 Public Records
• 2007-03-09 Sold (MLS) $62,000 PMAR
• 2007-03-09 Sold (MLS) $62,000 BRIGHT MLS
• 2006-06-21 Listed $69,900 PMAR
• 2006-06-21 Listed $62,000 BRIGHT MLS
• 2006-06-16 Listing Removed — GLVRMLS
• 2005-11-19 Listed $64,000 GLVRMLS
• 2005-11-01 Listing Removed — GLVRMLS
• 2005-05-05 Listed $64,000 GLVRMLS