55 Locust St · Tuscarora, PA 17982

$69,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 54 Days on market

Built 1920 1,307 sqft lot $66/sqft · 32% above area Est $52k · 32% over

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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
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

ATTENTION INVESTORS: 3 Bedroom, 1 Full Bath Townhouse tucked on a quiet street in quaint Tuscarora. A little TLC will make this property shine! Covered porches on front and rear with a generous sized fenced-in yard. Just minutes from Tuscarora State Park!

Key facts

• Quiet street
• Covered porches
• Fenced-in yard

Tags

• QUIET STREET
• COVERED PORCHES
• FENCED-IN YARD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; Above-grade finished area 1,040
• Construction: Vinyl siding; Asphalt and fiberglass roof
• Exterior features: Residential zoning

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 6 rooms (bedrooms not individually specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Oil heating; Ceiling fan(s) for cooling
• Interior features: Dining area; Separate/formal dining room; Eat-in kitchen; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,563 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, schools F, amenities 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: 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 ($477 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $15k; list at $69k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.60% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.69%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $52,276
• List price: $69,000
• Delta: 31.99%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.8%
• Equity multiple: 2.74×
• Total profit: $33,647
• Equity at exit: $31,025

10-year hold

• IRR: 31.2%
• Equity multiple: 5.36×
• Total profit: $84,331
• Equity at exit: $47,814

Cash invested: $19,320 (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 17982

• Active inventory: 2
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $398

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 59%

Sensitivity live

Price	-10% $445	-5% $421	+0% $398	+5% $374	+10% $350
Rent	-10% $310	-5% $354	+0% $398	+5% $441	+10% $485
Rate	-1.0pp $432	-0.5pp $415	base $398	+0.5pp $380	+1.0pp $361

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $69,000 Active 54 DOM
2. 2026-06-18
   days on market $69,000 Active 52 DOM
3. 2026-06-17
   days on market $69,000 Active 51 DOM
4. 2026-06-16
   days on market $69,000 Active 50 DOM
5. 2026-06-15
   days on market $69,000 Active 49 DOM
6. 2026-06-13
   days on market $69,000 Active 47 DOM
7. 2026-06-12
   days on market $69,000 Active 46 DOM
8. 2026-06-09
   days on market $69,000 Active 43 DOM
9. 2026-06-08
   days on market $69,000 Active 42 DOM
10. 2026-06-08
    days on market $69,000 Active 41 DOM
11. 2026-06-07
    days on market $69,000 Active 40 DOM
12. 2026-06-04
    days on market $69,000 Active 37 DOM
13. 2026-06-02
    days on market $69,000 Active 36 DOM
14. 2026-06-01
    days on market $69,000 Active 35 DOM
15. 2026-05-31
    days on market $69,000 Active 34 DOM
16. 2026-04-27
    listed $69,000 Active 256-char remark

    Show marketing remark (256 chars)

    ATTENTION INVESTORS: 3 Bedroom, 1 Full Bath Townhouse tucked on a quiet street in quaint Tuscarora. A little TLC will make this property shine! Covered porches on front and rear with a generous sized fenced-in yard. Just minutes from Tuscarora State Park!

17. 2026-04-27
    listed $69,000 Active 255-char remark

    Show marketing remark (256 chars)

    ATTENTION INVESTORS: 3 Bedroom, 1 Full Bath Townhouse tucked on a quiet street in quaint Tuscarora. A little TLC will make this property shine! Covered porches on front and rear with a generous sized fenced-in yard. Just minutes from Tuscarora State Park!

18. 2005-10-28
    soldstatus $15,000
19. 1998-02-26
    soldstatus $30,000

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,281
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,007
• Taxable income: $3,904
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $3,833/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 — Tuscarora

• Score: 58/100
• State rank: #1563
• US rank: #20812

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: Tuscarora, PA
• City population: 392
• Population (ZIP): 392

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 5% Romanian 3% Polish 3%
• Languages at home: 99% English-only · German/W. Germanic 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

+130.0% since first listed

4 events — show timeline

• 2026-04-27 Listed $69,000 GLVRMLS
• 2026-04-27 Listed $69,000 GLVRMLS
• 2005-10-28 Sold (Public Records) $15,000 Public Records
• 1998-02-26 Sold (Public Records) $30,000 Public Records

Property tax history

+23.9%/yr

Latest (2026): $3,737 · +735.8% YoY. Source: county tax records.