420 Kennedy Dr · McAdoo, PA 18237

$149,900

3 bd · 1.0 ba · 1,335 sqft · MultiFamily public records · 47 Days on market

Built 1895 3,049 sqft lot $112/sqft · at area comps Est $157k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Multi-family units

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

Listing remarks

Move in ready half-double on corner lot offering plenty of space and potential. This home features 3 generously sized bedrooms, with the flexibility to create 4-5 bedrooms in the walk-up attic. Spacious living room and dining room perfect for everyday living and entertaining. Enjoy the convenience of 1 full bath plus 2 additional toilets, 1-2 car garage for added storage and parking, fenced in yard

Key facts

• Walk-up attic
• Corner lot
• Fenced in yard

Tags

• CORNER LOT
• WALK-UP ATTIC
• FENCED IN YARD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels
• Construction: Asbestos construction material
• Exterior features: Front porch; Fenced yard; Corner lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Baseboard heating; Ceiling fan(s)
• Interior features: Eat-in kitchen; Dining room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#811 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.58% ✓
• Cap rate: 20.81%
• Cash-on-cash: 51.84%
• DSCR: 3.31
• GRM: 3.2

CMA / ARV

• ARV (median comp): $156,589
• List price: $149,900
• Delta: -4.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.2%
• Equity multiple: 5.70×
• Total profit: $197,303
• Equity at exit: $135,042

10-year hold

• IRR: 58.8%
• Equity multiple: 12.69×
• Total profit: $490,586
• Equity at exit: $291,223

Cash invested: $41,972 (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 18237

• Home prices YoY: 14.9%
• Active inventory: 13
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,871 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$396 /mo · $4,757/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$813
• Net cashflow: $1,813

Break-even live

Break-even rent $1,576

Max offer price $149,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,898	-5% $1,856	+0% $1,813	+5% $1,771	+10% $1,728
Rent	-10% $1,507	-5% $1,660	+0% $1,813	+5% $1,966	+10% $2,119
Rate	-1.0pp $1,889	-0.5pp $1,851	base $1,813	+0.5pp $1,774	+1.0pp $1,735

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$3,870
Total (3 units)			$3,871

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $149,900 Active 47 DOM
2. 2026-06-18
   days on market $149,900 Active 46 DOM
3. 2026-06-17
   days on market $149,900 Active 45 DOM
4. 2026-06-16
   days on market $149,900 Active 44 DOM
5. 2026-06-15
   days on market $149,900 Active 43 DOM
6. 2026-06-14
   days on market $149,900 Active 41 DOM
7. 2026-06-12
   days on market $149,900 Active 40 DOM
8. 2026-06-09
   days on market $149,900 Active 37 DOM
9. 2026-06-08
   days on market $149,900 Active 36 DOM
10. 2026-06-07
    days on market $149,900 Active 35 DOM
11. 2026-06-02
    days on market $149,900 Active 30 DOM
12. 2026-06-01
    days on market $149,900 Active 29 DOM
13. 2026-05-31
    days on market $149,900 Active 28 DOM
14. 2026-05-30
    days on market $149,900 Active 27 DOM
15. 2026-05-04
    listed $149,900 Active 401-char remark

ⓘ 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: $4,757 · $396/mo
• Projected year-2 tax: $4,757 · $396/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 2/10 Low 7 d/yr ≥93°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,452
• − Mortgage interest: −$8,397
• − Property taxes: −$4,757
• − Insurance: −$750
• − Repairs & maintenance: −$3,716
• − Management: −$3,716
• − Depreciation: −$4,361
• Taxable income: $20,755
• Est. tax owed @ 24.0%: −$4,981
• After-tax cash flow: $16,776/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — McAdoo

• Score: 69/100
• State rank: #811
• US rank: #8252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McAdoo, PA
• Population (ZIP): 3,808

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 27% Two or more races 16% Asian 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 1% Dominican 15%
• Common ancestry: Romanian 15% Subsaharan African 3% Iranian 1%
• Foreign-born: 16% · Canada
• Languages at home: 72% English-only · Spanish 17% Other Indo-European 7% Russian/Polish/Slavic 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: ▲ 31.48%
• Current HPI: 242.9507
• 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

1 event — show timeline

• 2026-05-04 Listed $149,900 LCAR

Property tax history

+16.4%/yr

Latest (2026): $4,757 · +322.2% YoY. Source: county tax records.