233-235 Minersville St · Seltzer, PA 17974

$165,000

3 bd · 1.0 ba · 2,400 sqft · SingleFamily · 83 Days on market

Built 1900 Good condition 4,356 sqft lot $69/sqft · 45% below area Est $302k · 45% under ↓ 20% since listing

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Why this score? — see what drove the C+ 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Nestled in the charming Seltzer neighborhood, this beautifully renovated double home offers a perfect blend of modern with investment. With a major renovation of 235 completed in 2026, every corner of this residence has been thoughtfully contractor designed to create a warm and inviting atmosphere. New electric throughout, new laundry hook-up, new electric water heater, new flooring, replacement windows and more. .. . Step inside to discover an open floor plan that seamlessly connects the living spaces, ideal for both relaxation and entertaining. The spacious new kitchen features an island, perfect for casual dining or a center point for entertaining. This home boasts three bedrooms, providing ample space for rest and rejuvenation. The full bathroom has been tastefully updated. The attic offers additional storage or the potential for a creative retreat. Outside, the property is complemented by a detached garage with rear entry, providing convenience and additional storage options. The low-maintenance vinyl siding enhances the home's curb appeal while allowing you to spend more time enjoying your surroundings. With a lot size of 0.1 acres, this residence offers a manageable outdoor space. 233 has been gutted and waiting for your vision as an expanded living space or as an investment property - the canvas is yours! Live in one and use the other to pay your bills. Embrace the opportunity to make this property your own.

Key facts

• New laundry hook-up
• Major renovation
• New flooring

Tags

• MAJOR RENOVATION
• NEW ELECTRIC
• NEW LAUNDRY HOOK-UP
• NEW ELECTRIC WATER HEATER
• NEW FLOORING
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (3.0% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,108 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Pottsville Area SD (town): math 29% / reading 46% proficiency, ranked #395 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 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 $6k of equity ($1k loan paydown + $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $301,978
• List price: $165,000
• Delta: -45.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
548 Willow	0.39mi	3/2.5	2,185 (-9%)	3mo	$260,000	$119	58
506 Willow St	0.22mi	3/3.5	2,257 (-6%)	18mo	$349,900	$155	54
559 Maple St	0.46mi	4/1.5 (+1)	2,288 (-5%)	11mo	$275,001	$120	54
500 Seltzer Rd	0.18mi	3/2.5	2,704 (+13%)	13mo	$500,000	$185	54
160 Bulls Head Rd	0.66mi	4/2.5 (+1)	2,511 (+5%)	2mo	$414,250	$165	49
595 S Seltzer Rd	0.33mi	4/2.5 (+1)	2,672 (+11%)	8mo	$330,000	$124	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $27,781
• Equity at exit: $74,191

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $87,912
• Equity at exit: $114,337

Cash invested: $46,200 (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 17974

• Active inventory: 1
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $124

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $238	-5% $181	+0% $124	+5% $67	+10% $10
Rent	-10% $-3	-5% $61	+0% $124	+5% $187	+10% $250
Rate	-1.0pp $207	-0.5pp $166	base $124	+0.5pp $81	+1.0pp $37

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2063 King Ave Pottsville, PA	3.0	2.5	1656	$1,600	$0.97	44d	1	1.40mi

Listing history 20 events

1. 2026-06-19
   days on market $165,000 Active 83 DOM
2. 2026-06-18
   days on market $165,000 Active 82 DOM
3. 2026-06-17
   days on market $165,000 Active 81 DOM
4. 2026-06-16
   days on market $165,000 Active 80 DOM
5. 2026-06-15
   days on market $165,000 Active 79 DOM
6. 2026-06-14
   days on market $165,000 Active 77 DOM
7. 2026-06-12
   days on market $165,000 Active 76 DOM
8. 2026-06-09
   days on market $165,000 Active 73 DOM
9. 2026-06-08
   days on market $165,000 Active 72 DOM
10. 2026-06-07
    days on market $165,000 Active 71 DOM
11. 2026-06-07
    days on market $165,000 Active 70 DOM
12. 2026-06-04
    days on market $165,000 Active 67 DOM
13. 2026-06-02
    pricedays on market $165,000 Active 66 DOM
14. 2026-06-01
    days on market $175,000 Active 65 DOM
15. 2026-05-31
    days on market $175,000 Active 64 DOM
16. 2026-05-31
    days on market $175,000 Active 63 DOM
17. 2026-05-09
    price $175,000 1440-char remark

    Show marketing remark (1440 chars)

    Nestled in the charming Seltzer neighborhood, this beautifully renovated double home offers a perfect blend of modern with investment. With a major renovation of 235 completed in 2026, every corner of this residence has been thoughtfully contractor designed to create a warm and inviting atmosphere. New electric throughout, new laundry hook-up, new electric water heater, new flooring, replacement windows and more. .. . Step inside to discover an open floor plan that seamlessly connects the living spaces, ideal for both relaxation and entertaining. The spacious new kitchen features an island, perfect for casual dining or a center point for entertaining. This home boasts three bedrooms, providing ample space for rest and rejuvenation. The full bathroom has been tastefully updated. The attic offers additional storage or the potential for a creative retreat. Outside, the property is complemented by a detached garage with rear entry, providing convenience and additional storage options. The low-maintenance vinyl siding enhances the home's curb appeal while allowing you to spend more time enjoying your surroundings. With a lot size of 0.1 acres, this residence offers a manageable outdoor space. 233 has been gutted and waiting for your vision as an expanded living space or as an investment property - the canvas is yours! Live in one and use the other to pay your bills. Embrace the opportunity to make this property your own.

18. 2026-04-24
    price $189,900 1440-char remark

    Show marketing remark (1440 chars)

    Nestled in the charming Seltzer neighborhood, this beautifully renovated double home offers a perfect blend of modern with investment. With a major renovation of 235 completed in 2026, every corner of this residence has been thoughtfully contractor designed to create a warm and inviting atmosphere. New electric throughout, new laundry hook-up, new electric water heater, new flooring, replacement windows and more. .. . Step inside to discover an open floor plan that seamlessly connects the living spaces, ideal for both relaxation and entertaining. The spacious new kitchen features an island, perfect for casual dining or a center point for entertaining. This home boasts three bedrooms, providing ample space for rest and rejuvenation. The full bathroom has been tastefully updated. The attic offers additional storage or the potential for a creative retreat. Outside, the property is complemented by a detached garage with rear entry, providing convenience and additional storage options. The low-maintenance vinyl siding enhances the home's curb appeal while allowing you to spend more time enjoying your surroundings. With a lot size of 0.1 acres, this residence offers a manageable outdoor space. 233 has been gutted and waiting for your vision as an expanded living space or as an investment property - the canvas is yours! Live in one and use the other to pay your bills. Embrace the opportunity to make this property your own.

19. 2026-04-10
    price $199,900 1440-char remark

    Show marketing remark (1440 chars)

    Nestled in the charming Seltzer neighborhood, this beautifully renovated double home offers a perfect blend of modern with investment. With a major renovation of 235 completed in 2026, every corner of this residence has been thoughtfully contractor designed to create a warm and inviting atmosphere. New electric throughout, new laundry hook-up, new electric water heater, new flooring, replacement windows and more. .. . Step inside to discover an open floor plan that seamlessly connects the living spaces, ideal for both relaxation and entertaining. The spacious new kitchen features an island, perfect for casual dining or a center point for entertaining. This home boasts three bedrooms, providing ample space for rest and rejuvenation. The full bathroom has been tastefully updated. The attic offers additional storage or the potential for a creative retreat. Outside, the property is complemented by a detached garage with rear entry, providing convenience and additional storage options. The low-maintenance vinyl siding enhances the home's curb appeal while allowing you to spend more time enjoying your surroundings. With a lot size of 0.1 acres, this residence offers a manageable outdoor space. 233 has been gutted and waiting for your vision as an expanded living space or as an investment property - the canvas is yours! Live in one and use the other to pay your bills. Embrace the opportunity to make this property your own.

20. 2026-03-28
    listed $219,900 Active 1440-char remark

    Show marketing remark (1440 chars)

    Nestled in the charming Seltzer neighborhood, this beautifully renovated double home offers a perfect blend of modern with investment. With a major renovation of 235 completed in 2026, every corner of this residence has been thoughtfully contractor designed to create a warm and inviting atmosphere. New electric throughout, new laundry hook-up, new electric water heater, new flooring, replacement windows and more. .. . Step inside to discover an open floor plan that seamlessly connects the living spaces, ideal for both relaxation and entertaining. The spacious new kitchen features an island, perfect for casual dining or a center point for entertaining. This home boasts three bedrooms, providing ample space for rest and rejuvenation. The full bathroom has been tastefully updated. The attic offers additional storage or the potential for a creative retreat. Outside, the property is complemented by a detached garage with rear entry, providing convenience and additional storage options. The low-maintenance vinyl siding enhances the home's curb appeal while allowing you to spend more time enjoying your surroundings. With a lot size of 0.1 acres, this residence offers a manageable outdoor space. 233 has been gutted and waiting for your vision as an expanded living space or as an investment property - the canvas is yours! Live in one and use the other to pay your bills. Embrace the opportunity to make this property your own.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,800
• Taxable loss: −$1,215
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,776/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This renovated double home in Seltzer offers a blend of modern and traditional charm with a fresh paint job and new kitchen and bathroom. It's move-in ready with minimal maintenance required.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Painting exterior — Maintains and enhances curb appeal
• Both Landscaping and curb appeal — Improves first impression and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting exterior — Maintains and enhances curb appeal ↑
• Both Landscaping and curb appeal — Improves first impression and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pottsville Area SD
• NCES district ID: 4219710
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $39,157
• Composite: 31.32/100
• National rank: #6002
• State rank: #395 of 539 in PA

Livability — Seltzer

• Score: 65/100
• State rank: #1108
• US rank: #12616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seltzer, PA
• City population: 334
• Population (ZIP): 334

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 (92%)
• Race & ethnicity: White 92% Two or more races 8%
• Common ancestry: Romanian 13% Iranian 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: —
• 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

-20.4% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $175,000 BRIGHT MLS
• 2026-04-24 Price Changed $189,900 BRIGHT MLS
• 2026-04-10 Price Changed $199,900 BRIGHT MLS
• 2026-03-28 Listed $219,900 BRIGHT MLS