804 Water St · Pottsville, PA 17901

$144,900

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 48 Days on market

Built 1880 3,485 sqft lot $114/sqft · at area comps Est $139k · at est.

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +5.7/15.0
• 1% rule +4.4/10.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom with garage. Move-in ready! Perfect for a starter home or investment property! Finished attic that can be used for forth bedroom. Furnace can be fueled by coal or oil. Check out property next door at 806 Water St. also for sale Reduced price if purchasing both properties.

Key facts

• New floors
• Recently remodeled
• Freshly painted

Tags

• RECENTLY REMODELED
• FRESHLY PAINTED
• NEW FLOORS
• NEW CABINETS
• QUIET DEAD END STREET
• APPLIANCES INCLUDED

Property features AI

Exterior

• Parking: Attached basement garage with front entry (2 garage spaces); On-street parking available
• Utilities: Public water; Public sewer
• Home design: Detached home; Above-grade finished living space (estimated 1,274 sq. ft.); Not located in a federal flood zone
• Construction: Vinyl siding; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Detached structure; Lot dimensions approximately 20 x 180

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Hot water baseboard heating; Oil heating fuel
• Interior features: Living room; Dining room; Basement; Attic
• Laundry & utility: Hot water is electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-67 ($-809/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (5.9% below list).
• Recommended offer: $133k (8.2% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Clarke El Ctr (math 26% / reading 49%, grade F, #997 of 1,518 statewide, top 66%, 805 students, 70% FRL); Lengel Ms (math 22% / reading 43%, grade F, #355 of 512 statewide, top 70%, 699 students, 66% FRL); Pottsville Area Hs (math 52% / reading 74%, grade B-, #69 of 437 statewide, top 16%, 898 students, 57% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 177 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $145k implies a 624% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,993 (8.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.94% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 8.9

CMA / ARV

• ARV (median comp): $139,261
• List price: $144,900
• Delta: 4.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Peacock St	0.38mi	3/1.0	1,242 (-2%)	2mo	$97,000	$78	77
331 E Arch St	0.60mi	3/1.0	1,300 (+2%)	11mo	$80,000	$62	59
105 Mill Creek Ave	0.53mi	3/1.0	1,342 (+5%)	12mo	$85,000	$63	56
519 N 3rd St	0.54mi	2/1.0 (-1)	1,260 (-1%)	23mo	$55,000	$44	49
901 Fairview St	0.74mi	3/1.0	1,388 (+9%)	5mo	$145,000	$104	46
210 W Railroad St	0.28mi	3/1.5	1,450 (+14%)	19mo	$180,000	$124	46
607 N 8th St	0.74mi	3/2.0	1,400 (+10%)	10mo	$196,000	$140	36

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: -16.1%
• Equity multiple: 0.41×
• Total profit: $-23,859
• Equity at exit: $21,605

10-year hold

• IRR: -3.0%
• Equity multiple: 0.77×
• Total profit: $-9,357
• Equity at exit: $12,528

Cash invested: $40,572 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$760
• Tax from tax record: −$269 /mo · $3,230/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-67

Break-even live

Break-even rent $1,449

Max offer price $132,993

Occupancy floor 100%

Sensitivity live

Price	-10% $15	-5% $-26	+0% $-67	+5% $-108	+10% $-149
Rent	-10% $-175	-5% $-121	+0% $-67	+5% $-14	+10% $40
Rate	-1.0pp $6	-0.5pp $-31	base $-67	+0.5pp $-105	+1.0pp $-143

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 N 2nd St Pottsville, PA	2.0	1.0	1742	$1,295	$0.74	45d	1	0.46mi
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	45d	1	0.49mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	45d	1	0.54mi
517 E Arch St Pottsville, PA	4.0	1.0	1000	$1,350	$1.35	45d	1	0.57mi
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	45d	1	0.60mi
525 E Market St Pottsville, PA	4.0	1.0	1120	$1,250	$1.12	45d	1	0.61mi
321 N 3rd St Pottsville, PA	4.0	1.5	1260	$1,400	$1.11	45d	1	0.65mi
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	45d	1	0.71mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	45d	1	0.82mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	45d	1	1.06mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	45d	1	1.14mi
72 E Bacon St Pottsville, PA	3.0	1.0	1640	$1,300	$0.79	45d	1	1.41mi

Listing history 25 events

1. 2026-06-22
   days on market $144,900 Active 48 DOM
2. 2026-06-21
   days on market $144,900 Active 47 DOM
3. 2026-06-19
   days on market $144,900 Active 45 DOM
4. 2026-06-18
   days on market $144,900 Active 44 DOM
5. 2026-06-17
   days on market $144,900 Active 43 DOM
6. 2026-06-17
   price $144,900 Active 42 DOM
7. 2026-06-16
   days on market $149,900 Active 42 DOM
8. 2026-06-15
   days on market $149,900 Active 41 DOM
9. 2026-06-14
   days on market $149,900 Active 39 DOM
10. 2026-06-12
    days on market $149,900 Active 38 DOM
11. 2026-06-09
    days on market $149,900 Active 35 DOM
12. 2026-06-08
    days on market $149,900 Active 34 DOM
13. 2026-06-07
    days on market $149,900 Active 33 DOM
14. 2026-06-07
    days on market $149,900 Active 32 DOM
15. 2026-06-04
    pricedays on market $149,900 Active 29 DOM
16. 2026-06-02
    days on market $154,900 Active 28 DOM
17. 2026-06-01
    days on market $154,900 Active 27 DOM
18. 2026-05-31
    days on market $154,900 Active 26 DOM
19. 2026-05-31
    days on market $154,900 Active 25 DOM
20. 2026-05-14
    price $164,900 278-char remark
21. 2026-05-05
    listed $174,900 Active 278-char remark
22. 2019-07-05
    soldstatus $20,000 Closed 288-char remark

    Show marketing remark (288 chars)

    Nice 3 bedroom with garage. Move-in ready! Perfect for a starter home or investment property! Finished attic that can be used for forth bedroom. Furnace can be fueled by coal or oil. Check out property next door at 806 Water St. also for sale Reduced price if purchasing both properties.

23. 2019-05-17
    status Pending 288-char remark

    Show marketing remark (288 chars)

    Nice 3 bedroom with garage. Move-in ready! Perfect for a starter home or investment property! Finished attic that can be used for forth bedroom. Furnace can be fueled by coal or oil. Check out property next door at 806 Water St. also for sale Reduced price if purchasing both properties.

24. 2019-04-03
    price $24,000 288-char remark

    Show marketing remark (288 chars)

    Nice 3 bedroom with garage. Move-in ready! Perfect for a starter home or investment property! Finished attic that can be used for forth bedroom. Furnace can be fueled by coal or oil. Check out property next door at 806 Water St. also for sale Reduced price if purchasing both properties.

25. 2019-01-17
    listed $26,000 Active 288-char remark

    Show marketing remark (288 chars)

    Nice 3 bedroom with garage. Move-in ready! Perfect for a starter home or investment property! Finished attic that can be used for forth bedroom. Furnace can be fueled by coal or oil. Check out property next door at 806 Water St. also for sale Reduced price if purchasing both properties.

ⓘ 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: $3,230 · $269/mo
• Projected year-2 tax: $3,230 · $269/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 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: $16,368
• − Mortgage interest: −$8,117
• − Property taxes: −$3,230
• − Insurance: −$1,391
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$4,215
• Taxable loss: −$3,204
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $-40/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

+457.3% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $144,900 BRIGHT MLS
• 2026-06-03 Price Changed $149,900 BRIGHT MLS
• 2026-05-27 Price Changed $154,900 BRIGHT MLS
• 2026-05-14 Price Changed $164,900 BRIGHT MLS
• 2026-05-05 Listed $174,900 BRIGHT MLS
• 2019-07-05 Sold (MLS) $20,000 BRIGHT MLS
• 2019-05-17 Pending — BRIGHT MLS
• 2019-04-03 Price Changed $24,000 BRIGHT MLS
• 2019-01-17 Listed $26,000 BRIGHT MLS

Property tax history

+11.1%/yr

Latest (2026): $3,230 · +136.1% YoY. Source: county tax records.