13 Princess Dr · Nuremberg, PA 17985

$40,000

2 bd · 2.0 ba · 870 sqft · Townhouse public records · 90 Days on market

Built 1975 435 sqft lot $83/mo HOA · 8% of rent

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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 +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Nestled within the desirable gated community of Cove Landing, this two-story townhouse offers a fantastic opportunity for both homeowners and investors alike. The main level features a functional layout with a first-floor bedroom and full bathroom, an eat-in kitchen, and a comfortable living room highlighted by a cozy wood-burning stove—perfect for relaxing evenings. Just off the rear of the home, a mudroom provides added convenience and leads out to a private deck, ideal for outdoor enjoyment. The second floor offers a versatile landing area that can easily serve as a home office, reading nook, or additional sitting space, along with a second bedroom and full bathroom. While the property does require updating and repairs, it presents strong potential to customize and add value in a sought-after community setting. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC

Key facts

• $83 HOA
• Built 1975
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $40k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,387 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 45 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 ($277 loan paydown + $2k appreciation (6.1% 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 (6.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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 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: 2.57% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.56%
• DSCR: 3.03
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.9%
• Equity multiple: 4.47×
• Total profit: $38,879
• Equity at exit: $25,319

10-year hold

• IRR: 51.8%
• Equity multiple: 9.33×
• Total profit: $93,278
• Equity at exit: $46,065

Cash invested: $11,200 (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 17985

• Home prices YoY: 3.3%
• Active inventory: 45
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$17
• HOA: −$83
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $425

Break-even live

Break-even rent $490

Max offer price $40,000

Occupancy floor 54%

Sensitivity live

Price	-10% $448	-5% $437	+0% $425	+5% $414	+10% $403
Rent	-10% $344	-5% $385	+0% $425	+5% $466	+10% $506
Rate	-1.0pp $445	-0.5pp $435	base $425	+0.5pp $415	+1.0pp $404

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: security

Listing history 20 events

1. 2026-06-19
   days on market $40,000 Active 90 DOM
2. 2026-06-18
   days on market $40,000 Active 89 DOM
3. 2026-06-17
   days on market $40,000 Active 88 DOM
4. 2026-06-16
   days on market $40,000 Active 87 DOM
5. 2026-06-15
   days on market $40,000 Active 86 DOM
6. 2026-06-14
   days on market $40,000 Active 84 DOM
7. 2026-06-12
   days on market $40,000 Active 83 DOM
8. 2026-06-09
   days on market $40,000 Active 80 DOM
9. 2026-06-08
   days on market $40,000 Active 79 DOM
10. 2026-06-07
    days on market $40,000 Active 78 DOM
11. 2026-06-02
    days on market $40,000 Active 73 DOM
12. 2026-06-01
    days on market $40,000 Active 72 DOM
13. 2026-05-31
    days on market $40,000 Active 71 DOM
14. 2026-05-30
    days on market $40,000 Active 70 DOM
15. 2026-04-17
    price $40,000 1038-char remark

    Show marketing remark (1038 chars)

    Nestled within the desirable gated community of Cove Landing, this two-story townhouse offers a fantastic opportunity for both homeowners and investors alike. The main level features a functional layout with a first-floor bedroom and full bathroom, an eat-in kitchen, and a comfortable living room highlighted by a cozy wood-burning stove—perfect for relaxing evenings. Just off the rear of the home, a mudroom provides added convenience and leads out to a private deck, ideal for outdoor enjoyment. The second floor offers a versatile landing area that can easily serve as a home office, reading nook, or additional sitting space, along with a second bedroom and full bathroom. While the property does require updating and repairs, it presents strong potential to customize and add value in a sought-after community setting. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC

16. 2026-03-21
    listed $49,900 Active 1038-char remark

    Show marketing remark (1038 chars)

    Nestled within the desirable gated community of Cove Landing, this two-story townhouse offers a fantastic opportunity for both homeowners and investors alike. The main level features a functional layout with a first-floor bedroom and full bathroom, an eat-in kitchen, and a comfortable living room highlighted by a cozy wood-burning stove—perfect for relaxing evenings. Just off the rear of the home, a mudroom provides added convenience and leads out to a private deck, ideal for outdoor enjoyment. The second floor offers a versatile landing area that can easily serve as a home office, reading nook, or additional sitting space, along with a second bedroom and full bathroom. While the property does require updating and repairs, it presents strong potential to customize and add value in a sought-after community setting. Under FinCEN's new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC

17. 1999-09-07
    soldstatus $35,000
18. 1997-08-18
    soldstatus $27,500
19. 1993-12-13
    soldstatus $24,000
20. 1993-12-11
    soldstatus $10,000

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 12 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,342
• − Mortgage interest: −$2,241
• − Property taxes: −$934
• − Insurance: −$200
• − Repairs & maintenance: −$987
• − Management: −$987
• − HOA: −$996
• − Depreciation: −$1,164
• Taxable income: $4,833
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $3,943/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Nuremberg

• Score: 61/100
• State rank: #1387
• US rank: #17486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,265

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% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 12% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada, Guatemala
• 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: ▲ 6.07%
• Current HPI: 189.8669
• 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

+300.0% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $40,000 BRIGHT MLS
• 2026-03-21 Listed $49,900 BRIGHT MLS
• 1999-09-07 Sold (Public Records) $35,000 Public Records
• 1997-08-18 Sold (Public Records) $27,500 Public Records
• 1993-12-13 Sold (Public Records) $24,000 Public Records
• 1993-12-11 Sold (Public Records) $10,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $934 · +8.7% YoY. Source: county tax records.