213 215 Grant St · McAdoo, PA 18237

$519,900

12 bd · 4.0 ba · 7,523 sqft · MultiFamily · 9 Days on market

Fair condition 4,800 sqft lot $69/sqft · 106% above area

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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 +29.1/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

McAdoo!!! Great investment opportunity! Multi-unit property featuring 4 units. Front building offers two spacious units with 4 bedrooms, living room, dining room, and full bath each. Rear building includes a 2-bedroom apartment with kitchen and dining room. Property also features a 4-stall garage with potential for extra income. Perfect for investors or owner-occupants!

Key facts

• 4 units
• Rear building
• Front building

Tags

• MULTI-UNIT PROPERTY
• 4 UNITS
• FRONT BUILDING
• REAR BUILDING
• 4 STALL GARAGE

Property features AI

Exterior

• Parking: Attached garage; Off-street parking; 4 garage spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Asbestos and metal siding exterior
• Exterior features: 32 x 150 lot; Residential zoning

Interior

• Heating & cooling: Coal, oil, hot water, radiant heating
• Interior features: Radiant hot water heating; Coal and oil heating options noted

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $520k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $449/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $520k).

Location & tenants

• Location reads 69/100 on livability (#811 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mcadoo-Kelayres El/Ms (math 2% / reading 27%, grade F, #1,323 of 1,518 statewide, top 89%, 839 students, 100% FRL); Hazleton Area Hs (math 53% / reading 8%, grade F, #347 of 437 statewide, top 79%, 3,795 students, 83% FRL) — zoned schools average 91% FRL vs 60% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $56k of equity ($4k loan paydown + $52k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $146k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $519,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.31% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $252,241
• List price: $519,900
• Delta: 106.11%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 3.73×
• Total profit: $397,723
• Equity at exit: $468,367

10-year hold

• IRR: 30.3%
• Equity multiple: 8.43×
• Total profit: $1,081,415
• Equity at exit: $1,010,051

Cash invested: $145,572 (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 18237

• Home prices YoY: 14.9%
• Active inventory: 13
• Price-to-rent: 25.4×

Monthly cashflow live

• Estimated rent: $6,823 medium
• Mortgage (P&I): −$2,726
• Tax est. 1.5%: −$650 /mo · $7,798/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,433
• Net cashflow: $1,797

Break-even live

Break-even rent $4,548

Max offer price $519,900

Occupancy floor 69%

Sensitivity live

Price	-10% $2,157	-5% $1,977	+0% $1,797	+5% $1,618	+10% $1,438
Rent	-10% $1,258	-5% $1,528	+0% $1,797	+5% $2,067	+10% $2,336
Rate	-1.0pp $2,059	-0.5pp $1,929	base $1,797	+0.5pp $1,663	+1.0pp $1,525

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$6,824
Total (4 units)			$6,823

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: $129,975
• Closing costs: $15,597
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-11
   listed $519,900 Active 372-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,876
• − Mortgage interest: −$29,122
• − Property taxes: −$7,798
• − Insurance: −$2,600
• − Repairs & maintenance: −$6,550
• − Management: −$6,550
• − Depreciation: −$15,124
• Taxable income: $14,131
• Est. tax owed @ 24.0%: −$3,391
• After-tax cash flow: $18,176/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

A moderate rehab project is needed to improve the home's condition and increase its value. Repainting the exterior and updating the kitchen and bathrooms would significantly enhance its appeal.

Repairs flagged

• Moderate Exterior siding — Weathered and discolored
• Minor Kitchen cabinets — Aesthetic upgrade needed
• Minor Bathroom fixtures — Update to modernize

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Replace kitchen cabinets — Modernizes kitchen and adds value
• Resale Replace bathroom fixtures — Modernizes bathroom and adds value
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and discolored	Moderate	$3,000–15,000
Kitchen cabinets · Aesthetic upgrade needed	Minor	$500–3,000
Bathroom fixtures · Update to modernize	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Replace kitchen cabinets — Modernizes kitchen and adds value ↑
• Resale Replace bathroom fixtures — Modernizes bathroom and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — McAdoo

• Score: 69/100
• State rank: #811
• US rank: #8252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McAdoo, PA
• Population (ZIP): 3,808

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 27% Two or more races 16% Asian 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 1% Dominican 15%
• Common ancestry: Romanian 15% Subsaharan African 3% Iranian 1%
• Foreign-born: 16% · Canada
• Languages at home: 72% English-only · Spanish 17% Other Indo-European 7% Russian/Polish/Slavic 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: ▲ 31.48%
• Current HPI: 242.9507
• 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

2 events — show timeline

• 2026-05-21 Pending — LCAR
• 2026-05-11 Listed $519,900 LCAR