539 Arlington St · Tamaqua, PA 18252

$129,900

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 138 Days on market

Built 1900 2,614 sqft lot Est $146k · 11% under

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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 +14.2/30.0
• ARV discount +12.4/15.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tamaqua 4 BR single with detached 2 car garage with upper area storage. Vintage features, hardwood floors and original woodwork. With a little TLC this home could be a charmer. Kitchen has a full array of appliances, center peninsula, cozy breakfast nook, a framed out space for a half bath or laundry area. Full basement with walk out to fenced yard. Owner occupied so 24 hour notice appreciated. Motivated Seller. Currently mortgage is assumable.

Key facts

• Cozy breakfast nook
• Center peninsula
• Original woodwork

Tags

• DETACHED 2 CAR GARAGE
• HARDWOOD FLOORS
• ORIGINAL WOODWORK
• FULL ARRAY OF APPLIANCES
• CENTER PENINSULA
• COZY BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $22 ($269/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (0.2% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#209 in PA, #1,844 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute D+, employment F.
• Tamaqua Area SD (rural): math 31% / reading 53% proficiency, ranked #331 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tamaqua El Sch (math 35% / reading 56%, grade D-, #801 of 1,518 statewide, top 53%, 695 students, 68% FRL); Tamaqua Area Ms (math 20% / reading 46%, grade F, #346 of 512 statewide, top 69%, 433 students, 61% FRL); Tamaqua Area Shs (math 47% / reading 62%, grade C-, #99 of 437 statewide, top 23%, 691 students, 50% FRL) — zoned schools average 60% FRL vs 37% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $898 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 138 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y 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 $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $145,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Biddle St	0.38mi	4/1.0 (+1)	1,492 (-3%)	14mo	$107,500	$72	61
514 Arlington St	0.05mi	4/2.0 (+1)	1,650 (+7%)	20mo	$200,000	$121	60
524 W Willing St	0.36mi	3/1.0	1,385 (-10%)	9mo	$185,000	$134	60
446 Biddle St	0.29mi	3/1.5	1,306 (-15%)	4mo	$110,000	$84	56
306 E Elm St	0.51mi	3/1.5	1,636 (+6%)	14mo	$170,000	$104	52
111 Lafayette St	0.68mi	3/1.5	1,572 (+2%)	16mo	$140,000	$89	50
65 S Nescopec St	0.69mi	3/1.5	1,472 (-4%)	13mo	$151,000	$103	48
215 Schuylkill Ave	0.45mi	4/1.5 (+1)	1,680 (+9%)	19mo	$160,000	$95	40
101 Clay St	0.67mi	4/2.0 (+1)	1,652 (+8%)	9mo	$215,000	$130	39
154 W Spruce St	0.73mi	3/1.5	1,440 (-6%)	18mo	$40,000	$28	38
517 Rolling Mill Ave	0.70mi	3/1.5	1,676 (+9%)	18mo	$159,900	$95	35
412 Washington St	0.71mi	3/2.0	1,667 (+8%)	21mo	$159,000	$95	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-19,537
• Equity at exit: $19,369

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-14,834
• Equity at exit: $11,231

Cash invested: $36,372 (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 18252

• Home prices YoY: -15.4%
• Active inventory: 75
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$681
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $22

Break-even live

Break-even rent $1,267

Max offer price $129,900

Occupancy floor 93%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Mauch Chunk St Unit 2 Tamaqua, PA	3.0	1.0	1100	$1,425	$1.30	23d	1	0.37mi
128 E Broad St Unit 128B Tamaqua, PA	3.0	1.0	1623	$1,450	$0.89	43d	1	0.45mi
128 E Broad St Unit 128C Tamaqua, PA	2.0	1.0	1055	$1,200	$1.14	43d	1	0.45mi
435 E Union St Tamaqua, PA	3.0	1.0	1560	$1,275	$0.82	14d	1	0.45mi
223 Schuylkill Ave Tamaqua, PA	3.0	1.0	1100	$1,050	$0.95	43d	1	0.46mi

Listing history 29 events

1. 2026-05-18
   historical
2. 2026-04-10
   status Pending
3. 2025-11-23
   listed $129,900 Active
4. 2025-11-23
   listed $129,900 Active
5. 2024-02-07
   historical
6. 2024-02-07
   historical
7. 2024-01-02
   price $145,000
8. 2024-01-02
   price $145,000
9. 2023-11-11
   listed $149,000 Active
10. 2023-11-11
    listed $149,000 Active
11. 2016-09-26
    soldstatus $69,900
12. 2016-09-26
    soldstatus $69,900
13. 2016-09-26
    soldstatus $69,900
14. 2016-07-22
    historical
15. 2016-05-13
    listed $69,900
16. 2016-05-13
    listed $69,900
17. 2016-01-22
    historical
18. 2012-12-31
    historical
19. 2012-12-07
    listed $47,942
20. 2012-12-01
    historical
21. 2012-05-24
    listed $84,900
22. 2012-05-24
    listed $84,900
23. 2007-07-20
    soldstatus $98,000
24. 2007-07-20
    soldstatus $98,000
25. 2007-07-20
    soldstatus $98,000
26. 2006-10-04
    listed $109,500
27. 2006-10-04
    historical
28. 2006-10-04
    listed $98,000
29. 2005-09-19
    soldstatus $15,000

ⓘ 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: $3,191 · $266/mo
• Projected year-2 tax: $3,191 · $266/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,550
• − Mortgage interest: −$7,276
• − Property taxes: −$3,191
• − Insurance: −$650
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,779
• Taxable loss: −$1,834
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $709/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: Tamaqua Area SD
• NCES district ID: 4223220
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $45,184
• Composite: 35.61/100
• National rank: #4893
• State rank: #331 of 539 in PA

Livability — Tamaqua

• Score: 80/100
• State rank: #209
• US rank: #1844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tamaqua, PA
• Population (ZIP): 11,065

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Salvadoran 2%
• Common ancestry: Romanian 11% Iranian 3% Polish 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 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: ▼ -35.53%
• Current HPI: 194.8976
• 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

+766.0% since first listed

29 events — show timeline

• 2026-05-18 Listing Removed — GLVRMLS
• 2026-04-10 Pending — BRIGHT MLS
• 2025-11-23 Listed $129,900 BRIGHT MLS
• 2025-11-23 Listed $129,900 GLVRMLS
• 2024-02-07 Listing Removed — GLVRMLS
• 2024-02-07 Listing Removed — BRIGHT MLS
• 2024-01-02 Price Changed $145,000 GLVRMLS
• 2024-01-02 Price Changed $145,000 BRIGHT MLS
• 2023-11-11 Listed $149,000 BRIGHT MLS
• 2023-11-11 Listed $149,000 GLVRMLS
• 2016-09-26 Sold (Public Records) $69,900 Public Records
• 2016-09-26 Sold (MLS) $69,900 BRIGHT MLS
• 2016-09-26 Sold (MLS) $69,900 GLVRMLS
• 2016-07-22 Listing Removed — BRIGHT MLS
• 2016-05-13 Listed $69,900 BRIGHT MLS
• 2016-05-13 Listed $69,900 GLVRMLS
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2012-12-31 Listing Removed — GLVRMLS
• 2012-12-07 Listed $47,942 GLVRMLS
• 2012-12-01 Listing Removed — GLVRMLS
• 2012-05-24 Listed $84,900 GLVRMLS
• 2012-05-24 Listed $84,900 BRIGHT MLS
• 2007-07-20 Sold (Public Records) $98,000 Public Records
• 2007-07-20 Sold (MLS) $98,000 BRIGHT MLS
• 2007-07-20 Sold (MLS) $98,000 GLVRMLS
• 2006-10-04 Listed $98,000 BRIGHT MLS
• 2006-10-04 Listing Removed — BRIGHT MLS
• 2006-10-04 Listed $109,500 GLVRMLS
• 2005-09-19 Sold (Public Records) $15,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,191 · +7.9% YoY. Source: county tax records.