222 Dock St · Schuylkill Haven, PA 17972

$159,900

3 bd · 1.0 ba · 1,722 sqft · SingleFamily public records · 16 Days on market

Built 1906 4,356 sqft lot $93/sqft · at area comps Est $165k · 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 +16.0/30.0
• ARV discount +9.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• 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

Nestled in the charming community of Schuylkill Haven, this traditional detached home offers a unique blend of historic character and modern convenience. With three separate bedrooms and a full bath, newer carpet in the two living rooms, lovely wooden pocket doors , large yard, cute ally , side porch and front porch . .The unfinished basement provides ample storage . The neighborhood boasts a vibrant community spirit, with local parks just a stone's throw away, perfect for leisurely strolls or weekend picnics. Enjoy the convenience of off-street parking for two vehicles, ensuring easy access to your home. Schuylkill Haven is not just a place to live; it's a lifestyle. With friendly neighbor

Key facts

• Modern convenience
• Large yard
• Historic character

Tags

• HISTORIC CHARACTER
• MODERN CONVENIENCE
• LARGE YARD
• OFF-STREET PARKING

Property features AI

Finance

• Other: Fee simple ownership; Pets allowed with no restrictions

Exterior

• Parking: Off-street parking for two vehicles (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Detached home; Estimated year built
• Construction: Combination construction materials; Stone foundation; Architectural shingle / asphalt roof
• Exterior features: Not in a federal flood zone; No tidal water on the lot; Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Radiator heating; Oil-fired hot water
• Interior features: Estimated living area; Unfinished basement; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $80 ($960/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 $150k (6.2% below list).
• Recommended offer: $150k (6.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#197 in PA, #1,714 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F, employment F.
• Schuylkill Haven Area SD (town): math 27% / reading 56% proficiency, ranked #330 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k 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 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000 (6.2% below list)

Questions for the listing agent

1. Built in 1906 — 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. 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?
5. 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.
6. 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.
7. 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: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $165,452
• List price: $159,900
• Delta: -3.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Stanton St	0.21mi	4/2.5 (+1)	1,680 (-2%)	6mo	$290,000	$173	70
306 E Main St	0.24mi	3/2.0	1,598 (-7%)	4mo	$160,000	$100	70
409 St John	0.55mi	3/1.0	1,669 (-3%)	5mo	$133,500	$80	65
206 High St	0.43mi	4/1.5 (+1)	1,775 (+3%)	8mo	$230,000	$130	62
202 High St	0.42mi	3/1.5	1,568 (-9%)	3mo	$179,900	$115	61
140 W Main St	0.49mi	4/1.5 (+1)	1,777 (+3%)	4mo	$147,500	$83	61
120 Ave E	0.51mi	3/2.0	1,571 (-9%)	4mo	$300,000	$191	54
609 Hillcroft Ave	0.69mi	4/2.5 (+1)	1,720 (-0%)	4mo	$244,000	$142	53
135 W Columbia St	0.55mi	4/1.0 (+1)	1,570 (-9%)	3mo	$165,000	$105	52
611 N Orchard Ave	0.67mi	3/2.5	1,800 (+4%)	4mo	$373,765	$208	52
24 N Berne St	0.66mi	4/1.5 (+1)	1,878 (+9%)	4mo	$141,000	$75	44
429 W Columbia St	0.72mi	3/1.5	1,472 (-14%)	3mo	$178,000	$121	38

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-20,795
• Equity at exit: $23,842

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-11,458
• Equity at exit: $13,825

Cash invested: $44,772 (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 17972

• Home prices YoY: -9.1%
• Active inventory: 52
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $80

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 90%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 W Main St Schuylkill Haven, PA	3.0	2.0	1400	$1,500	$1.07	43d	1	0.50mi

Listing history 1 events

1. 2026-05-07
   listed $159,000 Active 968-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,652
• Taxable loss: −$1,687
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $1,364/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: Schuylkill Haven Area SD
• NCES district ID: 4220910
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $51,147
• Composite: 35.73/100
• National rank: #4857
• State rank: #330 of 539 in PA

Livability — Schuylkill Haven

• Score: 80/100
• State rank: #197
• US rank: #1714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schuylkill Haven, PA
• Population (ZIP): 11,294

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -21.14%
• Current HPI: 212.0474
• 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

+0.6% since first listed

3 events — show timeline

• 2026-05-23 Pending — BRIGHT MLS
• 2026-05-23 Price Changed $159,900 BRIGHT MLS
• 2026-05-07 Listed $159,000 BRIGHT MLS

Property tax history

+22.5%/yr

Latest (2026): $11,097 · +710.2% YoY. Source: county tax records.