720 W Arch St · Pottsville, PA 17901

$319,900

12 bd · 12.0 ba · 2,680 sqft · MultiFamily · 19 Days on market

Built 1950 3,920 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
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Attention investors: this income producing property is what you've been looking for! 3 unit triplex on quiet street is completely remodeled. 1st and 2nd floor apartments are rented out. Garage is empty and ready to utilize however you like. All new electric; brand new from the pole to the building. Each unit has it's own electric panel. New electric baseboard heat for apartments. New kitchens, new bathrooms and all new windows. Newer rubber roof. Garage features parking for 3+ vehicles, natural gas heat and hot water, new lighting and 200amp service panel. Sale includes 714, 716, 718 and 720. Book a showing today!

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Financial info: Four total units

Exterior

• Parking: Attached garage with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Hot water: electric; Heating fuel: electric and natural gas
• Home design: Detached structure; Fee simple ownership; Above-grade finished area approximately 2,680 (estimated)
• Construction: Aluminum siding; Permanent foundation
• Exterior features: No tidal water nearby; Above-grade and below-grade structures

Interior

• Bedrooms: Four-unit building with configuration: one single-room unit and two one-bedroom units (units listed as Unit 1, Unit 2, Unit 3, Unit 4)
• Heating & cooling: Baseboard electric heating; Radiator heating
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 3×3bd/3.0ba + 1×1bd/1.0ba units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $469/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $320k).
• Recommended offer: $315k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 6.1% in Pottsville — 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 75/100 on livability (#442 in PA, #4,025 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F, employment F.
• 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; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).
• At $5,174/mo this rent would consume 99% of the median local household income ($62k/yr) (locally 622% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 $90k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $150k; list at $320k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $315,101 (1.5% below list)

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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.14%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 1.92×
• Total profit: $82,204
• Equity at exit: $47,698

10-year hold

• IRR: 31.5%
• Equity multiple: 4.22×
• Total profit: $288,418
• Equity at exit: $27,659

Cash invested: $89,572 (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 17901

• Home prices YoY: -21.2%
• Rents YoY: 5.7%
• Active inventory: 177
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $5,174 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,798/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,087
• Net cashflow: $1,877

Break-even live

Break-even rent $2,798

Max offer price $319,900

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$4,086
1× unit	1	1	$1,087
Total (4 units)			$5,174

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-08
   days on market $319,900 Active 19 DOM
2. 2026-06-07
   days on market $319,900 Active 18 DOM
3. 2026-06-07
   days on market $319,900 Active 17 DOM
4. 2026-06-04
   days on market $319,900 Active 14 DOM
5. 2026-06-02
   days on market $319,900 Active 13 DOM
6. 2026-06-01
   days on market $319,900 Active 12 DOM
7. 2026-05-31
   days on market $319,900 Active 11 DOM
8. 2026-05-31
   days on market $319,900 Active 10 DOM
9. 2026-05-21
   listed $319,900 Active
10. 2026-05-19
    historical $319,900
11. 2023-03-17
    soldstatus $150,000 Closed 623-char remark

    Show marketing remark (623 chars)

    Attention investors: this income producing property is what you've been looking for! 3 unit triplex on quiet street is completely remodeled. 1st and 2nd floor apartments are rented out. Garage is empty and ready to utilize however you like. All new electric; brand new from the pole to the building. Each unit has it's own electric panel. New electric baseboard heat for apartments. New kitchens, new bathrooms and all new windows. Newer rubber roof. Garage features parking for 3+ vehicles, natural gas heat and hot water, new lighting and 200amp service panel. Sale includes 714, 716, 718 and 720. Book a showing today!

12. 2023-02-05
    historical Active Under Contract 623-char remark

    Show marketing remark (623 chars)

    Attention investors: this income producing property is what you've been looking for! 3 unit triplex on quiet street is completely remodeled. 1st and 2nd floor apartments are rented out. Garage is empty and ready to utilize however you like. All new electric; brand new from the pole to the building. Each unit has it's own electric panel. New electric baseboard heat for apartments. New kitchens, new bathrooms and all new windows. Newer rubber roof. Garage features parking for 3+ vehicles, natural gas heat and hot water, new lighting and 200amp service panel. Sale includes 714, 716, 718 and 720. Book a showing today!

13. 2023-01-27
    listed $150,000 Active 623-char remark

    Show marketing remark (623 chars)

    Attention investors: this income producing property is what you've been looking for! 3 unit triplex on quiet street is completely remodeled. 1st and 2nd floor apartments are rented out. Garage is empty and ready to utilize however you like. All new electric; brand new from the pole to the building. Each unit has it's own electric panel. New electric baseboard heat for apartments. New kitchens, new bathrooms and all new windows. Newer rubber roof. Garage features parking for 3+ vehicles, natural gas heat and hot water, new lighting and 200amp service panel. Sale includes 714, 716, 718 and 720. Book a showing today!

14. 2022-11-15
    historical
15. 2018-05-31
    soldstatus $27,000 182-char remark

    Show marketing remark (182 chars)

    3 unit rental in Pottsville. 2 are apartments, the 3rd is a garage with a loft. Both apartments are ready to go. The garage is extra space for your future plans. Inquire for details!

16. 2018-05-01
    historical 182-char remark

    Show marketing remark (182 chars)

    3 unit rental in Pottsville. 2 are apartments, the 3rd is a garage with a loft. Both apartments are ready to go. The garage is extra space for your future plans. Inquire for details!

17. 2018-01-25
    listed $34,900 182-char remark

    Show marketing remark (182 chars)

    3 unit rental in Pottsville. 2 are apartments, the 3rd is a garage with a loft. Both apartments are ready to go. The garage is extra space for your future plans. Inquire for details!

ⓘ 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: $62,088
• − Mortgage interest: −$17,919
• − Property taxes: −$4,798
• − Insurance: −$1,600
• − Repairs & maintenance: −$4,967
• − Management: −$4,967
• − Depreciation: −$9,306
• Taxable income: $18,530
• Est. tax owed @ 24.0%: −$4,447
• After-tax cash flow: $18,073/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 — Pottsville

• Score: 75/100
• State rank: #442
• US rank: #4025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottsville, PA
• County: Schuylkill County · 22,371 people
• City population: 22,371
• 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

+816.6% since first listed

9 events — show timeline

• 2026-05-21 Listed $319,900 BRIGHT MLS
• 2026-05-19 Coming Soon $319,900 BRIGHT MLS
• 2023-03-17 Sold (MLS) $150,000 BRIGHT MLS
• 2023-02-05 Contingent — BRIGHT MLS
• 2023-01-27 Listed $150,000 BRIGHT MLS
• 2022-11-15 Rental Removed — BRIGHTMLS
• 2018-05-31 Sold (MLS) $27,000 BRIGHT MLS
• 2018-05-01 Listing Removed — BRIGHT MLS
• 2018-01-25 Listed $34,900 BRIGHT MLS