326 W Broad St · Tamaqua, PA 18252

$2,000,000

225 bd · None ba · — sqft · MultiFamily · 318 Days on market

Built 1900 2,178 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 (5+ Unit). Listing-text estimate: 25 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

🔥 Investment Opportunity: 7-Property, 25-Unit Portfolio – Fully Renovated, Income-Producing Machine Introducing an exceptional turnkey 7-property portfolio with 25 total units, all properties near each other in Tamaqua, Lansford and Lehighton Pennsylvania. . With most units fully renovated, strong in-place cash flow, and $240,960 in annual income, this is a rare opportunity to scoop up stable, high-yield assets in one cohesive package. 📍 Property Breakdown Address Unit Count 326 W Broad Street 6 Units 200-202 W Bertsch Street 5 Units 134-134.5 Spruce Street 2 Units 6 Cherry Street 1 Unit 34 N Nescopec Street 5 Units 234 Mauch Chunk Street 2 Units 274-276 S 1st Street 4 Units Total 25

Key facts

• 2,178 sq ft lot
• Built 1900
• Listed 317 days

What this means for you Summary

Snapshot

• This is a 25 × 2-bed/1-bath units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $12k ($139k/yr) — positive. Per door: $463/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $2.00M).
• Recommended offer: $1.76M (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 6.8% 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: 75 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 $14k of loan paydown is wiped out by about $60k 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 $560k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($1.76M) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 27y 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 $180k; list at $2.00M implies a 1011% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,760,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.72%
• DSCR: 2.14
• GRM: 5.5

CMA / ARV

• ARV (median comp): $200,884
• List price: $2,000,000
• Delta: 895.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 1.74×
• Total profit: $412,544
• Equity at exit: $298,207

10-year hold

• IRR: 26.6%
• Equity multiple: 3.33×
• Total profit: $1,306,247
• Equity at exit: $172,923

Cash invested: $560,000 (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: 75
• Price-to-rent: 138.5×

Monthly cashflow live

• Estimated rent: $30,085 high
• Mortgage (P&I): −$10,488
• Tax from tax record: −$445 /mo · $5,336/yr
• Insurance: −$833
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,318
• Net cashflow: $11,574

Break-even live

Break-even rent $15,434

Max offer price $2,000,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 25× units	2	1	$30,075
Total (25 units)			$30,085

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: $500,000
• Closing costs: $60,000
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-18
   days on market $2,000,000 Active 318 DOM
2. 2026-06-17
   days on market $2,000,000 Active 317 DOM
3. 2026-06-16
   days on market $2,000,000 Active 316 DOM
4. 2026-06-15
   days on market $2,000,000 Active 315 DOM
5. 2026-06-13
   days on market $2,000,000 Active 313 DOM
6. 2026-06-12
   days on market $2,000,000 Active 312 DOM
7. 2026-06-09
   days on market $2,000,000 Active 309 DOM
8. 2026-06-08
   days on market $2,000,000 Active 308 DOM
9. 2026-06-08
   days on market $2,000,000 Active 307 DOM
10. 2026-06-07
    days on market $2,000,000 Active 306 DOM
11. 2026-06-04
    days on market $2,000,000 Active 303 DOM
12. 2026-06-02
    days on market $2,000,000 Active 302 DOM
13. 2026-06-01
    days on market $2,000,000 Active 301 DOM
14. 2026-05-31
    days on market $2,000,000 Active 300 DOM
15. 2025-08-04
    listed $2,000,000 Active
16. 2023-04-06
    soldstatus $180,000
17. 2022-12-06
    historical
18. 2022-04-18
    historical
19. 2020-12-04
    historical
20. 2018-04-27
    soldstatus $87,500
21. 2018-04-27
    soldstatus $87,500
22. 2018-04-27
    soldstatus $87,500
23. 2018-04-27
    soldstatus $87,500
24. 2018-03-15
    historical
25. 2016-06-21
    listed $99,999
26. 2016-06-21
    listed $99,999
27. 2016-06-21
    listed $99,999
28. 2016-04-18
    historical
29. 2016-04-18
    historical
30. 2015-10-16
    listed $99,999
31. 2015-10-01
    historical
32. 2015-04-01
    listed $116,500
33. 2015-03-30
    historical
34. 2014-03-31
    listed $119,900
35. 2014-03-30
    historical
36. 2013-06-04
    listed $99,999
37. 2013-06-04
    listed $116,500
38. 2013-06-04
    listed $119,900
39. 2013-05-22
    listed $99,999
40. 2006-08-26
    soldstatus $160,000
41. 2006-08-26
    soldstatus $160,000
42. 2006-08-25
    soldstatus $160,000
43. 2006-06-22
    soldstatus $172,500
44. 2006-05-18
    historical
45. 2006-02-13
    listed $172,500
46. 2006-02-11
    listed $160,000
47. 2006-02-09
    listed $172,500
48. 1999-10-28
    listed $140,000

ⓘ 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: $5,336 · $445/mo
• Projected year-2 tax: $18,468 · $1,539/mo
• Expected delta: +$13,132/yr (+$1,094/mo · 246.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 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: $361,020
• − Mortgage interest: −$112,031
• − Property taxes: −$5,336
• − Insurance: −$15,118
• − Repairs & maintenance: −$28,882
• − Management: −$28,882
• − Depreciation: −$58,182
• Taxable income: $112,589
• Est. tax owed @ 24.0%: −$27,021
• After-tax cash flow: $111,871/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

+1328.6% since first listed

34 events — show timeline

• 2025-08-04 Listed $2,000,000 BRIGHT MLS
• 2023-04-06 Sold (Public Records) $180,000 Public Records
• 2022-12-06 Rental Removed — BRIGHTMLS
• 2022-04-18 Listing Removed — GLVRMLS
• 2020-12-04 Listing Removed — GLVRMLS
• 2018-04-27 Sold (Public Records) $87,500 Public Records
• 2018-04-27 Sold (MLS) $87,500 PMAR
• 2018-04-27 Sold (MLS) $87,500 BRIGHT MLS
• 2018-04-27 Sold (MLS) $87,500 GLVRMLS
• 2018-03-15 Listing Removed — BRIGHT MLS
• 2016-06-21 Listed $99,999 PMAR
• 2016-06-21 Listed $99,999 BRIGHT MLS
• 2016-06-21 Listed $99,999 GLVRMLS
• 2016-04-18 Listing Removed — BRIGHT MLS
• 2016-04-18 Listing Removed — GLVRMLS
• 2015-10-16 Listed $99,999 GLVRMLS
• 2015-10-01 Listing Removed — GLVRMLS
• 2015-04-01 Listed $116,500 GLVRMLS
• 2015-03-30 Listing Removed — GLVRMLS
• 2014-03-31 Listed $119,900 GLVRMLS
• 2014-03-30 Listing Removed — GLVRMLS
• 2013-06-04 Listed $119,900 GLVRMLS
• 2013-06-04 Listed $116,500 GLVRMLS
• 2013-06-04 Listed $99,999 PMAR
• 2013-05-22 Listed $99,999 BRIGHT MLS
• 2006-08-26 Sold (MLS) $160,000 BRIGHT MLS
• 2006-08-26 Sold (MLS) $160,000 GLVRMLS
• 2006-08-25 Sold (Public Records) $160,000 Public Records
• 2006-06-22 Sold (MLS) $172,500 PMAR
• 2006-05-18 Listing Removed — BRIGHT MLS
• 2006-02-13 Listed $172,500 GLVRMLS
• 2006-02-11 Listed $160,000 BRIGHT MLS
• 2006-02-09 Listed $172,500 PMAR
• 1999-10-28 Listed $140,000 GLVRMLS

Property tax history

+2.7%/yr

Latest (2025): $5,336 · +7.9% YoY. Source: county tax records.