600 N 2nd St · Pottsville, PA 17901

$60,000

2 bd · 1.0 ba · 1,183 sqft · Townhouse public records · 14 Days on market

Built 1900 2,614 sqft lot Est $71k · 15% under

---

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
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Rehab with TONS of potential, can be up to 6 bedroom home. New gas line being installed by UGI for gas heat Needs renovation Possible rent $1200-$1300/mo after. Rehab has started - price will increase as repairs are made.

Key facts

• Built 1900
• Listed 13 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: End-of-row townhouse; Ownership is fee simple; Year built estimated
• Construction: Concrete perimeter foundation; Above-grade and below-grade structures noted
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 25 x 99 (per assessor)

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Interior features: No basement; Finished area measurements per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $60k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 17.8% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 $32k; list at $60k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 2.08% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.97%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $70,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Morgan Ave	0.14mi	3/1.0 (+1)	1,152 (-3%)	9mo	$90,000	$78	77
606-604 Fairview St	0.25mi	3/1.0 (+1)	1,137 (-4%)	1mo	$105,000	$92	76
611 Fairview St	0.25mi	3/1.0 (+1)	1,300 (+10%)	2mo	$45,000	$35	66
607 E Market St	0.53mi	2/1.0	1,240 (+5%)	6mo	$85,000	$69	62
6 N 12th St	0.63mi	2/1.0	1,224 (+4%)	4mo	$55,000	$45	62
8 N Wolfe St	0.51mi	3/1.0 (+1)	1,260 (+6%)	2mo	$150,000	$119	59
513 W Arch St	0.32mi	3/1.0 (+1)	1,308 (+11%)	6mo	$57,000	$44	57
608 Fairview St	0.25mi	3/1.0 (+1)	1,005 (-15%)	4mo	$90,000	$90	55
515 W Arch St	0.33mi	3/1.0 (+1)	1,344 (+14%)	5mo	$80,000	$60	53
248 N 12th St	0.53mi	2/1.0	1,320 (+12%)	8mo	$78,000	$59	50
350 North St	0.51mi	3/1.0 (+1)	1,308 (+11%)	6mo	$38,500	$29	49
315 Schuylkill Ave	0.49mi	3/2.5 (+1)	1,008 (-15%)	6mo	$60,000	$60	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: 40.5%
• Equity multiple: 2.80×
• Total profit: $30,317
• Equity at exit: $8,946

10-year hold

• IRR: 48.1%
• Equity multiple: 6.28×
• Total profit: $88,653
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $574

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 49%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	43d	1	0.01mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	43d	1	0.33mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	43d	1	0.44mi
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	43d	1	0.45mi
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	43d	1	0.54mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	43d	1	0.57mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	43d	1	0.64mi

Listing history 12 events

1. 2026-06-19
   days on market $60,000 Active 14 DOM
2. 2026-06-18
   days on market $60,000 Active 13 DOM
3. 2026-06-17
   days on market $60,000 Active 12 DOM
4. 2026-06-16
   days on market $60,000 Active 11 DOM
5. 2026-06-15
   days on market $60,000 Active 10 DOM
6. 2026-06-14
   days on market $60,000 Active 8 DOM
7. 2026-06-12
   days on market $60,000 Active 7 DOM
8. 2026-06-09
   days on market $60,000 Active 4 DOM
9. 2026-06-08
   days on market $60,000 Active 3 DOM
10. 2026-06-07
    days on market $60,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $60,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 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: $15,011
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$1,745
• Taxable income: $6,303
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $5,370/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

+700.0% since first listed

16 events — show timeline

• 2026-06-06 Listed $60,000 BRIGHT MLS
• 2026-06-04 Coming Soon $60,000 BRIGHT MLS
• 2024-07-13 Listing Removed — BRIGHT MLS
• 2024-07-12 Listed $225,000 BRIGHT MLS
• 2022-06-10 Sold (MLS) $31,963 BRIGHT MLS
• 2022-05-04 Contingent — BRIGHT MLS
• 2022-04-15 Price Changed $34,939 BRIGHT MLS
• 2022-04-07 Price Changed $31,939 BRIGHT MLS
• 2022-03-14 Price Changed $32,963 BRIGHT MLS
• 2022-02-26 Listed $34,900 BRIGHT MLS
• 2022-02-09 Sold (Public Records) $8,500 Public Records
• 2018-09-05 Listing Removed — BRIGHT MLS
• 2018-03-08 Listed $9,900 BRIGHT MLS
• 2010-08-19 Listing Removed — BRIGHT MLS
• 2010-08-19 Listed $15,000 BRIGHT MLS
• 2003-01-16 Sold (Public Records) $7,500 Public Records

Property tax history

+20.1%/yr

Latest (2026): $3,045 · +453.9% YoY. Source: county tax records.