1903 W Market St · Pottsville, PA 17901

$199,900

4 bd · None ba · 2,045 sqft · MultiFamily · 630 Days on market

Built 1900 2,178 sqft lot $98/sqft · 33% above area Est $150k · 33% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Multi Unit in Pottsville PA. Easy access to Route 61 for travel. Tenant occupied. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

Key facts

• Multi unit
• 2,178 sq ft lot
• 2 garage spots

Tags

• MULTI UNIT
• EASY ACCESS TO ROUTE 61

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 6.1% in Pottsville — 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 75/100 on livability (#442 in PA, #4,025 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F, employment 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: Rents rising fast (+5.7%/yr); 177 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).
• At $3,498/mo this rent would consume 67% of the median local household income ($62k/yr) (locally 622% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 5.7% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 630 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 630 days. Have you received any prior offers? Is the seller open to a 12% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.75% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.63%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $150,000
• List price: $199,900
• Delta: 33.27%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.7% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.17×
• Total profit: $65,437
• Equity at exit: $29,806

10-year hold

• IRR: 36.3%
• Equity multiple: 4.80×
• Total profit: $212,860
• Equity at exit: $17,284

Cash invested: $55,972 (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 17901

• Home prices YoY: -21.2%
• Rents YoY: 5.7%
• Active inventory: 177
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $3,498 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1,382

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,498
Total (3 units)			$3,498

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.35mi
1344 W Norwegian St Unit NA Pottsville, PA	5.0	2.0	2500	$1,600	$0.64	44d	1	0.51mi
1132 Mahantongo St Pottsville, PA	5.0	1.5	1569	$1,800	$1.15	44d	1	0.71mi
1023 W Market St Pottsville, PA	3.0	1.0	1950	$1,100	$0.56	44d	1	0.76mi
517 W Norwegian St Pottsville, PA	5.0	1.5	2006	$1,500	$0.75	44d	1	1.02mi

Listing history 36 events

1. 2026-06-19
   days on market $199,900 Active 630 DOM
2. 2026-06-18
   days on market $199,900 Active 629 DOM
3. 2026-06-17
   days on market $199,900 Active 628 DOM
4. 2026-06-16
   days on market $199,900 Active 627 DOM
5. 2026-06-15
   days on market $199,900 Active 626 DOM
6. 2026-06-14
   days on market $199,900 Active 624 DOM
7. 2026-06-12
   days on market $199,900 Active 623 DOM
8. 2026-06-09
   days on market $199,900 Active 620 DOM
9. 2026-06-08
   days on market $199,900 Active 619 DOM
10. 2026-06-07
    days on market $199,900 Active 618 DOM
11. 2026-06-07
    days on market $199,900 Active 617 DOM
12. 2026-06-01
    days on market $199,900 Active 615 DOM
13. 2026-05-31
    days on market $199,900 Active 614 DOM
14. 2026-05-31
    days on market $199,900 Active 613 DOM
15. 2025-12-08
    price $199,900 184-char remark

    Show marketing remark (184 chars)

    Multi Unit in Pottsville PA. Easy access to Route 61 for travel. Tenant occupied. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

16. 2025-12-08
    status Active 184-char remark

    Show marketing remark (184 chars)

    Multi Unit in Pottsville PA. Easy access to Route 61 for travel. Tenant occupied. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

17. 2025-12-01
    historical 184-char remark

    Show marketing remark (184 chars)

    Multi Unit in Pottsville PA. Easy access to Route 61 for travel. Tenant occupied. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

18. 2025-05-22
    price $206,000 184-char remark

    Show marketing remark (184 chars)

    Multi Unit in Pottsville PA. Easy access to Route 61 for travel. Tenant occupied. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

19. 2024-09-17
    listed $235,000 Active 184-char remark

    Show marketing remark (184 chars)

    Multi Unit in Pottsville PA. Easy access to Route 61 for travel. Tenant occupied. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

20. 2024-09-01
    historical
21. 2024-02-23
    listed $235,000 Active
22. 2023-11-30
    historical
23. 2023-11-07
    price $149,900
24. 2023-11-04
    historical
25. 2023-09-20
    status Active
26. 2023-09-20
    status Active
27. 2023-08-28
    status Pending
28. 2023-08-28
    status Pending
29. 2023-08-07
    listed $159,900 Active
30. 2023-08-05
    listed $159,900 Active
31. 2023-05-30
    historical
32. 2023-04-20
    price $156,900
33. 2023-02-08
    price $164,900
34. 2022-11-16
    listed $172,900 Active
35. 2020-03-27
    historical
36. 2019-09-26
    listed $99,900 Active

ⓘ 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: $41,976
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,358
• − Management: −$3,358
• − Depreciation: −$5,815
• Taxable income: $14,249
• Est. tax owed @ 24.0%: −$3,420
• After-tax cash flow: $13,164/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: 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 — Pottsville

• Score: 75/100
• State rank: #442
• US rank: #4025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottsville, PA
• County: Schuylkill County · 22,371 people
• City population: 22,371
• Metro: Pottsville, PA
• Population (ZIP): 22,371
• Household income: $62,484
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 622.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 2%
• Common ancestry: Romanian 9% Iranian 5% Subsaharan African 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -54.14%
• Current HPI: 200.6516
• Rent YoY: ▲ 5.70%
• Metro: Pottsville, PA
• 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

+100.1% since first listed

22 events — show timeline

• 2025-12-08 Price Changed $199,900 BRIGHT MLS
• 2025-12-08 Relisted — BRIGHT MLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-05-22 Price Changed $206,000 BRIGHT MLS
• 2024-09-17 Listed $235,000 BRIGHT MLS
• 2024-09-01 Listing Removed — BRIGHT MLS
• 2024-02-23 Listed $235,000 BRIGHT MLS
• 2023-11-30 Listing Removed — BRIGHT MLS
• 2023-11-07 Price Changed $149,900 BRIGHT MLS
• 2023-11-04 Listing Removed — BRIGHT MLS
• 2023-09-20 Relisted — BRIGHT MLS
• 2023-09-20 Relisted — BRIGHT MLS
• 2023-08-28 Pending — BRIGHT MLS
• 2023-08-28 Pending — BRIGHT MLS
• 2023-08-07 Listed $159,900 BRIGHT MLS
• 2023-08-05 Listed $159,900 BRIGHT MLS
• 2023-05-30 Listing Removed — BRIGHT MLS
• 2023-04-20 Price Changed $156,900 BRIGHT MLS
• 2023-02-08 Price Changed $164,900 BRIGHT MLS
• 2022-11-16 Listed $172,900 BRIGHT MLS
• 2020-03-27 Listing Removed — BRIGHT MLS
• 2019-09-26 Listed $99,900 BRIGHT MLS