23 S Spring St · Tremont, PA 17981

$45,000

3 bd · 1.0 ba · 1,989 sqft · Townhouse public records · 13 Days on market

Built 1906 2,178 sqft lot

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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
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This Tremont home is looking for someone to put in a little sweat equity and bring this one back to life. 3 bedroom and 1 bath. Full rehab needed. Cash only, as-is sale.

Key facts

• Built 1906
• Listed 13 days

Property features AI

Finance

• Financial info: Tax information available (details not included per instructions)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached home; Fee simple ownership
• Construction: Permanent foundation; Above-grade and below-grade structures; Year built estimated
• Exterior features: Lot dimensions approximately 21.00 x 106.00; Property is in FEMA Flood Zone AE

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Interior features: Estimated living area; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 62/100 on livability (#1,312 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Pine Grove Area SD (town): math 35% / reading 57% proficiency, ranked #252 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 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 $747 of equity ($311 loan paydown + $436 appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.04% ✓
• Cap rate: 26.82%
• Cash-on-cash: 73.30%
• DSCR: 4.26
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.65×
• Total profit: $20,768
• Equity at exit: $15,289

10-year hold

• IRR: 34.7%
• Equity multiple: 5.21×
• Total profit: $53,040
• Equity at exit: $20,260

Cash invested: $12,600 (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 17981

• Home prices YoY: 0.4%
• Active inventory: 11
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $309

Break-even live

Break-even rent $976

Max offer price $45,000

Occupancy floor 72%

Sensitivity live

Price	-10% $340	-5% $325	+0% $309	+5% $294	+10% $278
Rent	-10% $201	-5% $255	+0% $309	+5% $363	+10% $417
Rate	-1.0pp $332	-0.5pp $321	base $309	+0.5pp $298	+1.0pp $286

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $45,000 Active 13 DOM
2. 2026-06-18
   days on market $45,000 Active 12 DOM
3. 2026-06-17
   days on market $45,000 Active 11 DOM
4. 2026-06-16
   days on market $45,000 Active 10 DOM
5. 2026-06-15
   days on market $45,000 Active 9 DOM
6. 2026-06-14
   days on market $45,000 Active 7 DOM
7. 2026-06-12
   days on market $45,000 Active 6 DOM
8. 2026-06-08
   days on market $45,000 Active 3 DOM
9. 2026-06-07
   days on market $45,000 Active 2 DOM
10. 2026-06-05
    remarks 169-char remark
11. 2026-06-05
    listed $45,000 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 10/10 Extreme FEMA zone AE · 99% 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 3/10 Moderate 7% 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: $16,414
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$5,750
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$1,309
• Taxable income: $3,533
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $2,862/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: Pine Grove Area SD
• NCES district ID: 4219140
• Math proficiency: 35% ▼ -13.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $51,133
• Composite: 39.49/100
• National rank: #3954
• State rank: #252 of 539 in PA

Livability — Tremont

• Score: 62/100
• State rank: #1312
• US rank: #16135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tremont, PA
• City population: 2,619
• Population (ZIP): 2,619

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Iranian 5% Polish 3% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▲ 0.97%
• Current HPI: 226.8211
• 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

• 2026-06-05 Listed $45,000 BRIGHT MLS

Property tax history

+12.4%/yr

Latest (2026): $3,580 · +203.7% YoY. Source: county tax records.