234 S Schuylkill Ave · Shenandoah Heights, PA 17976

$109,900

3 bd · 1.0 ba · 1,356 sqft · MultiFamily public records · 16 Days on market

Built 1925 1,742 sqft lot $81/sqft · 22% above area Est $101k · 9% 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 +6.9/10.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

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

Shines like a New Penny! 2 1/2 story w/ entry way. Spacious, Cozy & Bright semi-det home has 3-4 BR. Double LR w/ lots of light. Country Style kit w/ Pine Flr, appliances to remain. 10X15 Deck w/ metal roof, Privacy Backyard & Mountain Views. Total Renovations done to this well maintained home. Energy efficient/programable thermostat. New Electric HW Heater. Many extra features. fin=usda rural dev loan. Mailing Address Continued: Shenandoah Heights Amp: 200

Key facts

• Built 1925
• Listed 16 days

Property features AI

Finance

• Other: Not in a federal flood zone; Lot dimensions approximately 18 x 100 (from assessor)
• Financial info: Fee simple ownership; Lease not considered

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water; Electric service 200+ amps; Oil heating fuel; No municipal trash service
• Home design: Semi-detached; Frame construction
• Construction: Frame construction; Permanent foundation; Above-grade and below-grade structures; Year built estimated
• Exterior features: Wood fencing; Blacktop road access

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Hot water heating (oil-fired); Ceiling fans; Wall unit cooling
• Interior features: Partially furnished; Two-plus access exits; Full, unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#996 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D+, amenities F, commute F.
• Shenandoah Valley SD (town): math 20% / reading 38% proficiency, ranked #454 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 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 $5k of equity ($760 loan paydown + $4k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $42k; list at $110k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 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: 3.26% ✓
• Cap rate: 25.47%
• Cash-on-cash: 68.48%
• DSCR: 4.05
• GRM: 2.6

CMA / ARV

• ARV (median comp): $100,580
• List price: $109,900
• Delta: 9.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 E Lloyd St	0.54mi	3/—	1,200 (-12%)	9mo	$30,000	$25	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.0%
• Equity multiple: 5.24×
• Total profit: $130,327
• Equity at exit: $54,723

10-year hold

• IRR: 72.9%
• Equity multiple: 10.80×
• Total profit: $301,609
• Equity at exit: $88,716

Cash invested: $30,772 (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 17976

• Home prices YoY: 1.3%
• Active inventory: 63
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,588 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$456 /mo · $5,475/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $1,756

Break-even live

Break-even rent $1,365

Max offer price $109,900

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$3,588
Total (3 units)			$3,588

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 W Arlington St Shenandoah, PA	3.0	1.0	1143	$1,400	$1.22	43d	1	0.34mi

Listing history 8 events

1. 2026-05-13
   status Pending 839-char remark
2. 2026-04-28
   listed $109,900 Active 839-char remark
3. 2026-04-28
   historical $109,900 839-char remark
4. 2008-05-08
   soldstatus $42,000 473-char remark

   Show marketing remark (473 chars)

   Shines like a New Penny! 2 1/2 story w/ entry way. Spacious, Cozy & Bright semi-det home has 3-4 BR. Double LR w/ lots of light. Country Style kit w/ Pine Flr, appliances to remain. 10X15 Deck w/ metal roof, Privacy Backyard & Mountain Views. Total Renovations done to this well maintained home. Energy efficient/programable thermostat. New Electric HW Heater. Many extra features. fin=usda rural dev loan. Mailing Address Continued: Shenandoah Heights Amp: 200

5. 2008-04-25
   soldstatus $42,000
6. 2008-02-29
   listed $42,000 473-char remark

   Show marketing remark (473 chars)

   Shines like a New Penny! 2 1/2 story w/ entry way. Spacious, Cozy & Bright semi-det home has 3-4 BR. Double LR w/ lots of light. Country Style kit w/ Pine Flr, appliances to remain. 10X15 Deck w/ metal roof, Privacy Backyard & Mountain Views. Total Renovations done to this well maintained home. Energy efficient/programable thermostat. New Electric HW Heater. Many extra features. fin=usda rural dev loan. Mailing Address Continued: Shenandoah Heights Amp: 200

7. 2008-02-29
   historical 473-char remark

   Show marketing remark (473 chars)

   Shines like a New Penny! 2 1/2 story w/ entry way. Spacious, Cozy & Bright semi-det home has 3-4 BR. Double LR w/ lots of light. Country Style kit w/ Pine Flr, appliances to remain. 10X15 Deck w/ metal roof, Privacy Backyard & Mountain Views. Total Renovations done to this well maintained home. Energy efficient/programable thermostat. New Electric HW Heater. Many extra features. fin=usda rural dev loan. Mailing Address Continued: Shenandoah Heights Amp: 200

8. 2001-08-17
   soldstatus $17,500

ⓘ 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: $5,475 · $456/mo
• Projected year-2 tax: $5,475 · $456/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $43,056
• − Mortgage interest: −$6,156
• − Property taxes: −$5,475
• − Insurance: −$550
• − Repairs & maintenance: −$3,444
• − Management: −$3,444
• − Depreciation: −$3,197
• Taxable income: $20,789
• Est. tax owed @ 24.0%: −$4,989
• After-tax cash flow: $16,084/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: Shenandoah Valley SD
• NCES district ID: 4221490
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $31,968
• Composite: 23.58/100
• National rank: #7851
• State rank: #454 of 539 in PA

Livability — Shenandoah Heights

• Score: 67/100
• State rank: #996
• US rank: #10978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah Heights, PA
• City population: 5,988
• Population (ZIP): 5,988

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 34% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 11%
• Common ancestry: Romanian 20% Iranian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 30% Russian/Polish/Slavic 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: ▲ 3.84%
• Current HPI: 308.8036
• 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

+528.0% since first listed

8 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-04-28 Listed $109,900 BRIGHT MLS
• 2026-04-28 Coming Soon $109,900 BRIGHT MLS
• 2008-05-08 Sold (MLS) $42,000 BRIGHT MLS
• 2008-04-25 Sold (Public Records) $42,000 Public Records
• 2008-02-29 Listing Removed — BRIGHT MLS
• 2008-02-29 Listed $42,000 BRIGHT MLS
• 2001-08-17 Sold (Public Records) $17,500 Public Records

Property tax history

+15.7%/yr

Latest (2026): $5,475 · +346.9% YoY. Source: county tax records.