101 S George St · Pottsville, PA 17901

$55,000

3 bd · 1.0 ba · 1,528 sqft · MultiFamily public records · 2 Days on market

Built 1900 3,049 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Spacious home, low traffic street, eat in kitchen, walk out basement, heated attic could be 4th bedroom

Key facts

• Built 1900
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $55k).
• Cap rate 63.8% 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; 12 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).
• At $3,888/mo this rent would consume 75% of the median local household income ($62k/yr) (locally 622% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 7.07% ✓
• Cap rate: 63.83%
• Cash-on-cash: 205.49%
• DSCR: 10.14
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $132,936
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Baber St	0.21mi	3/—	1,386 (-9%)	14mo	$120,000	$87	63
116-118 S Sixth St	0.43mi	4/2.0 (+1)	1,604 (+5%)	10mo	$68,000	$42	54
404 S Centre St	0.36mi	4/4.0 (+1)	1,600 (+5%)	16mo	$161,500	$101	45
711 S Mine St	0.57mi	3/—	1,680 (+10%)	19mo	$130,000	$77	41
414 E Norwegian St	0.09mi	4/4.0 (+1)	1,742 (+14%)	21mo	$220,000	$126	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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.04×
• Total profit: $169,987
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 27.73×
• Total profit: $411,719
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.5×

Monthly cashflow live

• Estimated rent: $3,888 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $2,637

Break-even live

Break-even rent $550

Max offer price $55,000

Occupancy floor 27%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$3,888
Total (3 units)			$3,888

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	43d	1	0.07mi
525 E Market St Pottsville, PA	4.0	1.0	1120	$1,250	$1.12	43d	1	0.20mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	43d	1	0.28mi
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	43d	1	0.32mi
321 N 3rd St Pottsville, PA	4.0	1.5	1260	$1,400	$1.11	43d	1	0.36mi
612 N 2nd St Pottsville, PA	2.0	1.0	1742	$1,295	$0.74	43d	1	0.42mi
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	43d	1	0.43mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	43d	1	0.53mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	43d	1	0.60mi
1023 W Market St Pottsville, PA	3.0	1.0	1950	$1,100	$0.56	43d	1	0.67mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	43d	1	0.68mi
72 E Bacon St Pottsville, PA	3.0	1.0	1640	$1,300	$0.79	43d	1	1.02mi

Listing history 8 events

1. 2026-03-18
   status Pending
2. 2026-03-17
   listed $55,000 Active
3. 2026-03-12
   historical $55,000
4. 2008-09-26
   soldstatus $49,900 103-char remark

   Show marketing remark (103 chars)

   Spacious home, low traffic street, eat in kitchen, walk out basement, heated attic could be 4th bedroom

5. 2008-09-26
   soldstatus $49,900

   Show marketing remark (103 chars)

   Spacious home, low traffic street, eat in kitchen, walk out basement, heated attic could be 4th bedroom

6. 2008-07-30
   historical 103-char remark

   Show marketing remark (103 chars)

   Spacious home, low traffic street, eat in kitchen, walk out basement, heated attic could be 4th bedroom

7. 2008-03-05
   listed $45,000 103-char remark

   Show marketing remark (103 chars)

   Spacious home, low traffic street, eat in kitchen, walk out basement, heated attic could be 4th bedroom

8. 2007-01-22
   soldstatus $30,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 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: $46,656
• − Mortgage interest: −$3,081
• − Property taxes: −$1,476
• − Insurance: −$275
• − Repairs & maintenance: −$3,732
• − Management: −$3,732
• − Depreciation: −$1,600
• Taxable income: $32,759
• Est. tax owed @ 24.0%: −$7,862
• After-tax cash flow: $23,784/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

+83.3% since first listed

8 events — show timeline

• 2026-03-18 Pending — BRIGHT MLS
• 2026-03-17 Listed $55,000 BRIGHT MLS
• 2026-03-12 Coming Soon $55,000 BRIGHT MLS
• 2008-09-26 Sold (Public Records) $49,900 Public Records
• 2008-09-26 Sold (MLS) $49,900 BRIGHT MLS
• 2008-07-30 Listing Removed — BRIGHT MLS
• 2008-03-05 Listed $45,000 BRIGHT MLS
• 2007-01-22 Sold (Public Records) $30,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,476 · +8.6% YoY. Source: county tax records.