436 W Savory St · Palo Alto, PA 17901

$95,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 122 Days on market

Built 1856 3,920 sqft lot $101/sqft · 19% above area Est $94k · at est.

---

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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +6.9/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors, visionairies and handy people! This property is perfect for the seasoned portfolio owner or for those of you looking to start one! Or you could move right in to this adorable and affordable house and call it home sweet home. Updated flooring throughout and a neutral decor along with a screened in back porch and eat in kitchen make this a hard one to beat. Come have a look today before it's too late!

Key facts

• Built 1856
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#522 in PA, #4,813 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, commute D.
• 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $39k; list at $95k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1856 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1856 — 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 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?
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 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: 1.30% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (median comp): $93,733
• List price: $95,000
• Delta: 1.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 E Savory St	0.63mi	2/1.0	800 (-14%)	22mo	$91,000	$114	28
526 E Market St	0.55mi	3/1.0 (+1)	1,067 (+14%)	22mo	$130,000	$122	27

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.9%
• Equity multiple: 1.36×
• Total profit: $9,590
• Equity at exit: $14,165

10-year hold

• IRR: 20.2%
• Equity multiple: 2.92×
• Total profit: $51,079
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $338

Break-even live

Break-even rent $810

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $392	-5% $365	+0% $338	+5% $311	+10% $284
Rent	-10% $240	-5% $289	+0% $338	+5% $387	+10% $436
Rate	-1.0pp $386	-0.5pp $362	base $338	+0.5pp $313	+1.0pp $288

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	45d	1	0.50mi
213 Market Sq Pottsville, PA	1.0	1.0	687	$1,140	$1.66	45d	1	0.74mi
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	45d	1	0.94mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	45d	1	0.97mi

Listing history 25 events

1. 2026-06-21
   days on market $95,000 Active 122 DOM
2. 2026-06-19
   days on market $95,000 Active 120 DOM
3. 2026-06-18
   days on market $95,000 Active 119 DOM
4. 2026-06-17
   days on market $95,000 Active 118 DOM
5. 2026-06-16
   days on market $95,000 Active 117 DOM
6. 2026-06-15
   days on market $95,000 Active 116 DOM
7. 2026-06-14
   days on market $95,000 Active 114 DOM
8. 2026-06-12
   days on market $95,000 Active 113 DOM
9. 2026-06-09
   days on market $95,000 Active 110 DOM
10. 2026-06-08
    days on market $95,000 Active 109 DOM
11. 2026-06-07
    days on market $95,000 Active 108 DOM
12. 2026-06-07
    days on market $95,000 Active 107 DOM
13. 2026-06-04
    days on market $95,000 Active 104 DOM
14. 2026-06-02
    days on market $95,000 Active 103 DOM
15. 2026-06-01
    days on market $95,000 Active 102 DOM
16. 2026-05-31
    days on market $95,000 Active 101 DOM
17. 2026-05-31
    days on market $95,000 Active 100 DOM
18. 2026-04-24
    price $100,000 427-char remark

    Show marketing remark (427 chars)

    Calling all investors, visionairies and handy people! This property is perfect for the seasoned portfolio owner or for those of you looking to start one! Or you could move right in to this adorable and affordable house and call it home sweet home. Updated flooring throughout and a neutral decor along with a screened in back porch and eat in kitchen make this a hard one to beat. Come have a look today before it's too late!

19. 2026-04-24
    status Active 427-char remark

    Show marketing remark (427 chars)

    Calling all investors, visionairies and handy people! This property is perfect for the seasoned portfolio owner or for those of you looking to start one! Or you could move right in to this adorable and affordable house and call it home sweet home. Updated flooring throughout and a neutral decor along with a screened in back porch and eat in kitchen make this a hard one to beat. Come have a look today before it's too late!

20. 2026-04-01
    historical 427-char remark

    Show marketing remark (427 chars)

    Calling all investors, visionairies and handy people! This property is perfect for the seasoned portfolio owner or for those of you looking to start one! Or you could move right in to this adorable and affordable house and call it home sweet home. Updated flooring throughout and a neutral decor along with a screened in back porch and eat in kitchen make this a hard one to beat. Come have a look today before it's too late!

21. 2026-01-27
    listed $85,000 Active 427-char remark

    Show marketing remark (427 chars)

    Calling all investors, visionairies and handy people! This property is perfect for the seasoned portfolio owner or for those of you looking to start one! Or you could move right in to this adorable and affordable house and call it home sweet home. Updated flooring throughout and a neutral decor along with a screened in back porch and eat in kitchen make this a hard one to beat. Come have a look today before it's too late!

22. 2024-01-13
    historical
23. 2023-12-17
    price $109,900
24. 2023-10-05
    listed $114,900 Active
25. 1995-08-14
    soldstatus $39,000

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,365 · $114/mo
• Expected delta: +$136/yr (+$11/mo · 11.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,858
• − Mortgage interest: −$5,321
• − Property taxes: −$1,229
• − Insurance: −$475
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,764
• Taxable income: $2,691
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,409/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 — Palo Alto

• Score: 74/100
• State rank: #522
• US rank: #4813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palo Alto, PA
• County: Schuylkill County · 22,371 people
• 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

+156.4% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $100,000 BRIGHT MLS
• 2026-04-24 Relisted — BRIGHT MLS
• 2026-04-01 Listing Removed — BRIGHT MLS
• 2026-01-27 Listed $85,000 BRIGHT MLS
• 2024-01-13 Listing Removed — BRIGHT MLS
• 2023-12-17 Price Changed $109,900 BRIGHT MLS
• 2023-10-05 Listed $114,900 BRIGHT MLS
• 1995-08-14 Sold (Public Records) $39,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,229 · +5.8% YoY. Source: county tax records.