517 Broad St · Tamaqua, PA 18252

$275,000

6 bd · 2.0 ba · 3,306 sqft · MultiFamily · 15 Days on market

Built 1900 6,000 sqft lot

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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 +8.7/10.0
• ARV discount +7.5/15.0
• 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

Looking for a first floor living space while collecting income? Do you need office space? Check out this property. Located on E. Broad St in Tamaqua, this property is zoned R-4 (Residential Commercial to High Density Suburban). First floor has an ADA ramp and there is also a detached two-stall garage with loft storage. Loads of possibilities!! Schedule your tour today!

Key facts

• Office space
• Zoned r-4
• Ada ramp

Tags

• FIRST FLOOR LIVING SPACE
• OFFICE SPACE
• ZONED R-4
• ADA RAMP
• DETACHED TWO-STALL GARAGE
• LOFT STORAGE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family
• Construction: Brick and vinyl siding exterior
• Exterior features: Deck; Porch; Fenced yard

Interior

• Heating & cooling: Electric heating; Oil heating; Baseboard heating; Hot water heating; Radiant heating
• Interior features: Electric water heater; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.9% 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: 76 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 $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $67k; list at $275k implies a 310% 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 $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.65%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $23,539
• Equity at exit: $41,003

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $108,346
• Equity at exit: $23,777

Cash invested: $77,000 (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: 76
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $3,758 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $1,068

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,258	-5% $1,163	+0% $1,068	+5% $973	+10% $878
Rent	-10% $771	-5% $920	+0% $1,068	+5% $1,217	+10% $1,365
Rate	-1.0pp $1,207	-0.5pp $1,138	base $1,068	+0.5pp $997	+1.0pp $925

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,759
Total (3 units)			$3,758

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-04-30
   status Pending
2. 2026-04-15
   listed $275,000 Active
3. 2025-07-18
   historical $1,100
4. 2025-05-01
   historical $1,100
5. 2025-04-15
   listed $1,100
6. 2025-04-15
   listed $1,500
7. 2024-04-04
   price $254,900
8. 2023-10-12
   price $249,900
9. 2022-02-22
   soldstatus $67,000
10. 2021-09-02
    listed $84,900
11. 2016-01-22
    historical
12. 2016-01-22
    historical
13. 2015-01-09
    soldstatus $17,000
14. 2015-01-09
    soldstatus $17,000
15. 2015-01-09
    soldstatus $17,000
16. 2015-01-09
    soldstatus $17,000
17. 2015-01-09
    soldstatus $17,000
18. 2014-11-21
    listed $22,900
19. 2014-11-21
    listed $22,900
20. 2014-11-21
    listed $22,900
21. 2014-07-17
    listed $17,000
22. 2014-07-17
    listed
23. 2014-01-17
    listed $63,500

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

Taxation est. · year 1

• Rental income: $45,096
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,608
• − Management: −$3,608
• − Depreciation: −$8,000
• Taxable income: $8,976
• Est. tax owed @ 24.0%: −$2,154
• After-tax cash flow: $10,666/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

+333.1% since first listed

23 events — show timeline

• 2026-04-30 Pending — LCAR
• 2026-04-15 Listed $275,000 LCAR
• 2025-07-18 Rental Removed $1,100 LCAR
• 2025-05-01 Rental Removed $1,100 LCAR
• 2025-04-15 Listed for Rent $1,100 LCAR
• 2025-04-15 Listed for Rent $1,500 LCAR
• 2024-04-04 Price Changed $254,900 LCAR
• 2023-10-12 Price Changed $249,900 LCAR
• 2022-02-22 Sold (MLS) $67,000 LCAR
• 2021-09-02 Listed $84,900 LCAR
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2015-01-09 Sold (MLS) $17,000 GLVRMLS
• 2015-01-09 Sold (MLS) $17,000 PMAR
• 2015-01-09 Sold (MLS) $17,000 GLVRMLS
• 2015-01-09 Sold (MLS) $17,000 TREND
• 2015-01-09 Sold (MLS) $17,000 BRIGHT MLS
• 2014-11-21 Listed $22,900 GLVRMLS
• 2014-11-21 Listed $22,900 PMAR
• 2014-11-21 Listed $22,900 GLVRMLS
• 2014-07-17 Listed — TREND
• 2014-07-17 Listed $17,000 BRIGHT MLS
• 2014-01-17 Listed $63,500 BRIGHT MLS