650 1/2 E Broad St · Tamaqua, PA 18252

$139,900

5 bd · 1.0 ba · 1,500 sqft · Townhouse · 15 Days on market

Built 1900 Good condition 1,307 sqft lot $93/sqft · 6% above area Est $132k · 6% over ↓ 7% since listing

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Why this score? — see what drove the C- 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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• ARV discount +4.9/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this charming 5-bedroom, 1-bathroom home in the heart of Tamaqua, blending traditional architecture with modern touches. This home offers a full basement, perfect for storage or future renovations. The interior layout provides ample space for creativity, allowing you to design your dream living environment. Enjoy the convenience of on-street parking and a low-maintenance lot. The property is ideally situated, offering easy access to local amenities and community attractions. Don't miss the opportunity to make this traditional row home your own!

Key facts

• On-street parking
• Low-maintenance lot
• Full basement

Tags

• FULL BASEMENT
• ON-STREET PARKING
• LOW-MAINTENANCE LOT
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% 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.
• Market conditions: 75 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 $967 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 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $137,801 (1.5% below list)

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. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $132,214
• List price: $139,900
• Delta: 5.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Willing St	0.41mi	5/1.0	1,560 (+4%)	6mo	$160,000	$103	70
308 Biddle St	0.45mi	4/1.0 (-1)	1,506 (+0%)	23mo	$72,100	$48	54
656 Arlington St	0.07mi	5/1.5	1,716 (+14%)	21mo	$60,000	$35	54
321 Willing St	0.43mi	4/1.5 (-1)	1,619 (+8%)	16mo	$145,000	$90	47
308 Washington St	0.73mi	4/2.5 (-1)	1,465 (-2%)	10mo	$210,000	$143	43
20 E Elm St	0.68mi	4/1.0 (-1)	1,444 (-4%)	17mo	$109,000	$75	43
11 W Elm St	0.75mi	4/1.0 (-1)	1,341 (-11%)	3mo	$85,000	$63	40
310 Washington St	0.73mi	4/2.5 (-1)	1,589 (+6%)	9mo	$201,000	$126	38
118 Schuylkill Ave	0.51mi	4/1.0 (-1)	1,329 (-11%)	18mo	$56,000	$42	37
116 Schuylkill Ave	0.51mi	4/1.5 (-1)	1,350 (-10%)	19mo	$31,000	$23	37

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,751
• Equity at exit: $20,860

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $10,365
• Equity at exit: $12,096

Cash invested: $39,172 (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 18252

• Home prices YoY: -15.4%
• Active inventory: 75
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $218

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Market St Tamaqua, PA	5.0	1.0	1600	$1,500	$0.94	23d	1	0.39mi

Listing history 14 events

1. 2026-06-18
   days on market $139,900 Active 15 DOM
2. 2026-06-17
   days on market $139,900 Active 14 DOM
3. 2026-06-16
   days on market $139,900 Active 13 DOM
4. 2026-06-15
   days on market $139,900 Active 12 DOM
5. 2026-06-13
   days on market $139,900 Active 10 DOM
6. 2026-06-12
   days on market $139,900 Active 9 DOM
7. 2026-06-09
   days on market $139,900 Active 6 DOM
8. 2026-06-08
   days on market $139,900 Active 5 DOM
9. 2026-06-08
   days on market $139,900 Active 4 DOM
10. 2026-06-07
    days on market $139,900 Active 3 DOM
11. 2026-06-04
    statusdays on marketlisting id $139,900 Active 1 DOM
12. 2026-05-07
    historical
13. 2026-04-11
    price $139,900
14. 2025-11-07
    listed $149,900 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 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: $18,000
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,070
• Taxable income: $416
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $2,518/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This charming 5-bedroom townhouse in Tamaqua is in good condition with a modern kitchen and a well-maintained exterior. It offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both Paint the exterior trim — Enhances curb appeal and adds value.
• Both Replace the American flag — Maintains a patriotic touch and adds to the home's character.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior trim — Enhances curb appeal and adds value. ↑
• Both Replace the American flag — Maintains a patriotic touch and adds to the home's character. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.7% since first listed

3 events — show timeline

• 2026-05-07 Listing Removed — BRIGHT MLS
• 2026-04-11 Price Changed $139,900 BRIGHT MLS
• 2025-11-07 Listed $149,900 BRIGHT MLS