200 Haddock Rd · McAdoo, PA 18237

$239,900

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 7 Days on market

Built 1925 4,792 sqft lot Est $193k · 24% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Key facts

• 4,792 sq ft lot
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water; Cable available
• Home design: Single-family residence; Two levels; Residential zoning
• Construction: Brick and vinyl siding exterior
• Exterior features: Deck; Porch; Shed(s)

Interior

• Kitchen: Electric water heater
• Bedrooms: 8 total rooms (bedroom count not specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Ceiling fans; Electric, oil, and baseboard heating; Has cooling
• Interior features: Eat-in kitchen; Dining room fireplace; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (29.6% below list).
• Recommended offer: $169k (29.6% below list) — sets the bar for 1% rule.

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 $26k of equity ($2k loan paydown + $24k 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.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,923 (29.6% 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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.70% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $193,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 James St	0.18mi	3/2.0	1,613 (-4%)	1mo	$185,000	$115	80
32 Grove St	0.22mi	3/2.0	1,616 (-4%)	13mo	$215,000	$133	68
10 Bridge St	0.27mi	3/1.5	1,440 (-14%)	15mo	$220,000	$153	49
427 S Hancock St	0.50mi	4/1.0 (+1)	1,596 (-5%)	24mo	$142,000	$89	43
44 Monroe St	0.58mi	3/1.5	1,485 (-12%)	11mo	$145,000	$98	43
43 Washington St	0.75mi	4/2.0 (+1)	1,656 (-1%)	19mo	$155,000	$94	38
606 Mountain Top Ter	0.54mi	3/1.5	1,500 (-11%)	23mo	$235,000	$157	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $120,476
• Equity at exit: $216,121

10-year hold

• IRR: 20.0%
• Equity multiple: 6.40×
• Total profit: $362,577
• Equity at exit: $466,073

Cash invested: $67,172 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-159

Break-even live

Break-even rent $1,890

Max offer price $211,874

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-91	+0% $-159	+5% $-227	+10% $-294
Rent	-10% $-292	-5% $-225	+0% $-159	+5% $-92	+10% $-25
Rate	-1.0pp $-38	-0.5pp $-98	base $-159	+0.5pp $-221	+1.0pp $-284

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $239,900 Pending 7 DOM
2. 2026-06-02
   days on market $239,900 Active 5 DOM
3. 2026-06-01
   days on market $239,900 Active 4 DOM
4. 2026-05-31
   days on market $239,900 Active 3 DOM
5. 2026-05-30
   days on market $239,900 Active 2 DOM
6. 2026-05-28
   listed $239,900 Active

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $2,706 · $225/mo
• Expected delta: +$1,084/yr (+$90/mo · 66.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥93°F today · 12 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: $20,271
• − Mortgage interest: −$13,438
• − Property taxes: −$1,621
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$6,979
• Taxable loss: −$6,211
• Est. tax savings @ 24.0%: +$1,491
• After-tax cash flow: $-413/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: 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

• 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

1 event — show timeline

• 2026-05-28 Listed $239,900 LCAR

Property tax history

+2.5%/yr

Latest (2025): $1,621 · +7.8% YoY. Source: county tax records.