301 W Main St · Valley View, PA 17983

$184,900

5 bd · 2.0 ba · 4,224 sqft · MultiFamily · 6 Days on market

Built 1956 Average condition 0.46 ac 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +4.2/5.0
• Schools +3.2/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This expansive mixed-use property offers over 4,000 square feet of versatile space, presenting an outstanding opportunity for investors or owner-occupants alike. The first floor features a spacious retail/commercial area with excellent visibility and flexibility for a variety of potential business uses. Above, you’ll find two apartment units. One unit is a 1 bed/1 bath and a second unit 3 bed/1 bath. Apartments have been refreshed with new flooring, providing comfortable and updated living spaces ready for tenants or personal use. Below grade is a two car integral garage perfect for parking and storage. A massive semi finished basement awaits for even more usable space in this large b

Key facts

• Two lots
• New flooring
• Two apartment units

Tags

• TWO APARTMENT UNITS
• NEW FLOORING
• TWO CAR INTEGRAL GARAGE
• SEMI FINISHED BASEMENT
• MAJOR MECHANICAL UPDATES
• TWO LOTS

Property features AI

Exterior

• Parking: Attached garage with two spaces; Basement garage with additional storage area; Off-street paved parking and parking lot spaces
• Utilities: Public water; Private sewer
• Home design: Detached property; Finished above-grade area approximately 4,224 square feet (estimated)
• Construction: Vinyl siding and stone exterior; Block foundation
• Exterior features: Additional lot(s); Not in a federal flood zone; Above-grade other structures

Interior

• Bedrooms: Five bedrooms on the first upper level
• Bathrooms: Two full bathrooms (both on the first upper level)
• Heating & cooling: Hot water heating; Oil fuel
• Interior features: Basement with combination finish

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $185k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 85/100 on livability (#67 in PA, #467 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+.
• Tri-Valley SD (rural): math 25% / reading 49% proficiency, ranked #385 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tri-Valley Jshs (math 27% / reading 42%, grade F, #313 of 437 statewide, top 72%, 441 students, 28% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 6 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 $5k of equity ($1k loan paydown + $4k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.96×
• Total profit: $49,807
• Equity at exit: $74,841

10-year hold

• IRR: 19.8%
• Equity multiple: 3.66×
• Total profit: $137,948
• Equity at exit: $109,261

Cash invested: $51,772 (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 17983

• Home prices YoY: 1.0%
• Active inventory: 6
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,319 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $554

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$992
1× unit	3	1	$1,327
Total (2 units)			$2,319

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $184,900 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: $27,828
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$5,379
• Taxable income: $3,941
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $5,705/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 · 1 photo

Average 55/100 Moderate rehab

This multi-family property offers a good starting point with new flooring in the apartments, but requires landscaping and exterior maintenance to improve its curb appeal and overall value.

Repairs flagged

• Minor Landscaping — Vegetation overgrowth
• Minor Exterior maintenance — Vegetation overgrowth

Value-add opportunities

• Both Landscaping and exterior maintenance — Improves curb appeal and property value
• Both Kitchen and bathroom updates — Enhances functionality and appeal for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Vegetation overgrowth	Minor	$500–3,000
Exterior maintenance · Vegetation overgrowth	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improves curb appeal and property value ↑
• Both Kitchen and bathroom updates — Enhances functionality and appeal for both resale and rental ↑

ⓘ 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: Tri-Valley SD
• NCES district ID: 4223700
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 49% ▼ -15.00%
• Median HH income: $51,748
• Composite: 32.08/100
• National rank: #5812
• State rank: #385 of 539 in PA

Livability — Valley View

• Score: 85/100
• State rank: #67
• US rank: #467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valley View, PA
• City population: 1,529
• Population (ZIP): 1,529

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 (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Romanian 2% Iranian 2% Polish 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 2.19%
• Current HPI: 213.2185
• 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

1 event — show timeline

• 2026-05-21 Listed $184,900 BRIGHT MLS