623 Arlington St · Tamaqua, PA 18252

$170,000

2 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 97 Days on market

Built 1914 $89/sqft · 31% above area Est $133k · 28% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Live in one and rent the other!! Take a look at this Tamaqua half double duplex, with 1st floor 1BD/1Bath Apartment, and 2nd floor 3BD/1Bath Apartment. Big yard, 2 car off street parking,

Key facts

• Big yard
• 2nd floor apartment
• 1st floor apartment

Tags

• 1ST FLOOR APARTMENT
• 2ND FLOOR APARTMENT
• BIG YARD
• 2 CAR OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×3bd/1ba units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive. Per door: $425/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 6.8% in Tamaqua — 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 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $170k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.47% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.45%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (median comp): $132,605
• List price: $170,000
• Delta: 28.20%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Hazle St	0.25mi	3/1.0 (+1)	1,712 (-11%)	2mo	$200,000	$117	60
26 N Greenwood St	0.42mi	3/2.0 (+1)	1,860 (-3%)	15mo	$105,000	$56	57

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: 14.0%
• Equity multiple: 1.56×
• Total profit: $26,641
• Equity at exit: $25,348

10-year hold

• IRR: 22.8%
• Equity multiple: 2.95×
• Total profit: $92,995
• Equity at exit: $14,698

Cash invested: $47,600 (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 18252

• Home prices YoY: -15.4%
• Active inventory: 75
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,501 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $851

Break-even live

Break-even rent $1,424

Max offer price $170,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,251
1× unit	3	1	$1,250
Total (2 units)			$2,501

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
448 E Broad St Unit 2 Tamaqua, PA	1.0	1.0	1682	$1,050	$0.62	23d	1	0.22mi
435 E Union St Tamaqua, PA	3.0	1.0	1560	$1,275	$0.82	14d	1	0.43mi
128 E Broad St Unit 128B Tamaqua, PA	3.0	1.0	1623	$1,450	$0.89	43d	1	0.55mi
213 W Broad St Tamaqua, PA	1.0	1.0	1900	$800	$0.42	43d	1	0.83mi

Listing history 39 events

1. 2026-06-18
   days on market $170,000 Active 97 DOM
2. 2026-06-17
   days on market $170,000 Active 96 DOM
3. 2026-06-16
   days on market $170,000 Active 95 DOM
4. 2026-06-15
   days on market $170,000 Active 94 DOM
5. 2026-06-13
   days on market $170,000 Active 92 DOM
6. 2026-06-12
   days on market $170,000 Active 91 DOM
7. 2026-06-09
   days on market $170,000 Active 88 DOM
8. 2026-06-08
   days on market $170,000 Active 87 DOM
9. 2026-06-08
   days on market $170,000 Active 86 DOM
10. 2026-06-07
    days on market $170,000 Active 85 DOM
11. 2026-06-04
    days on market $170,000 Active 82 DOM
12. 2026-06-02
    days on market $170,000 Active 81 DOM
13. 2026-06-01
    days on market $170,000 Active 80 DOM
14. 2026-05-31
    days on market $170,000 Active 79 DOM
15. 2026-04-03
    price $174,500 187-char remark

    Show marketing remark (187 chars)

    Live in one and rent the other!! Take a look at this Tamaqua half double duplex, with 1st floor 1BD/1Bath Apartment, and 2nd floor 3BD/1Bath Apartment. Big yard, 2 car off street parking,

16. 2026-03-13
    listed $179,500 Active 187-char remark

    Show marketing remark (187 chars)

    Live in one and rent the other!! Take a look at this Tamaqua half double duplex, with 1st floor 1BD/1Bath Apartment, and 2nd floor 3BD/1Bath Apartment. Big yard, 2 car off street parking,

17. 2022-12-28
    soldstatus $95,000
18. 2022-12-20
    soldstatus $95,000 Closed 541-char remark

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

19. 2022-12-20
    soldstatus $95,000 Closed

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

20. 2022-12-20
    soldstatus $95,000 Sold

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

21. 2022-11-09
    status Pending

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

22. 2022-11-09
    status Pending 541-char remark

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

23. 2022-10-18
    status Active

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

24. 2022-10-18
    status Active

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

25. 2022-10-18
    status Active 541-char remark

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

26. 2022-10-03
    status Pending

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

27. 2022-10-03
    status Pending 541-char remark

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

28. 2022-09-15
    listed $95,000 Active 541-char remark

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

29. 2022-09-15
    listed $95,000 Active

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

30. 2022-09-15
    listed $95,000 Active

    Show marketing remark (541 chars)

    Take a look at this Tamaqua East End duplex! First floor is vacant, easy to rent 1BR/1BA! 2nd floor apartment has 1BR on 2nd floor, 2 more rooms on 3rd floor are finished but not heated (so could be 3BR!) Tenant pays $550/month, that lease ends January 16, 2023. Full yard, OSP. Current rent is substantially below market rents. Recent annual expenses when BOTH units were rented: Oil $3600; Water $880 ; Sewer $1040; Trash $204; Insurance $1080; Taxes $1752. Total expenses $8556. 24 hour notice for showings to give notice to tenant.

31. 2022-08-01
    historical
32. 2022-07-05
    price $77,900
33. 2022-06-21
    price $79,900
34. 2022-06-07
    listed $90,000 Active
35. 2022-05-18
    historical
36. 2022-05-18
    historical
37. 2022-05-17
    listed $75,000 Active
38. 2022-05-17
    listed $75,000 Active
39. 2003-01-17
    soldstatus $20,000

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $2,320 · $193/mo
• Expected delta: +$366/yr (+$31/mo · 18.8%)

ⓘ 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 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: $30,012
• − Mortgage interest: −$9,523
• − Property taxes: −$1,953
• − Insurance: −$850
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$4,945
• Taxable income: $7,939
• Est. tax owed @ 24.0%: −$1,905
• After-tax cash flow: $8,303/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: 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

+772.5% since first listed

25 events — show timeline

• 2026-04-03 Price Changed $174,500 LCAR
• 2026-03-13 Listed $179,500 LCAR
• 2022-12-28 Sold (Public Records) $95,000 Public Records
• 2022-12-20 Sold (MLS) $95,000 GLVRMLS
• 2022-12-20 Sold (MLS) $95,000 PMAR
• 2022-12-20 Sold (MLS) $95,000 BRIGHT MLS
• 2022-11-09 Pending — GLVRMLS
• 2022-11-09 Pending — BRIGHT MLS
• 2022-10-18 Relisted — GLVRMLS
• 2022-10-18 Relisted — PMAR
• 2022-10-18 Relisted — BRIGHT MLS
• 2022-10-03 Pending — GLVRMLS
• 2022-10-03 Pending — BRIGHT MLS
• 2022-09-15 Listed $95,000 GLVRMLS
• 2022-09-15 Listed $95,000 PMAR
• 2022-09-15 Listed $95,000 BRIGHT MLS
• 2022-08-01 Listing Removed — BRIGHT MLS
• 2022-07-05 Price Changed $77,900 BRIGHT MLS
• 2022-06-21 Price Changed $79,900 BRIGHT MLS
• 2022-06-07 Listed $90,000 BRIGHT MLS
• 2022-05-18 Listing Removed — BRIGHT MLS
• 2022-05-18 Listing Removed — GLVRMLS
• 2022-05-17 Listed $75,000 BRIGHT MLS
• 2022-05-17 Listed $75,000 GLVRMLS
• 2003-01-17 Sold (Public Records) $20,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,953 · +7.9% YoY. Source: county tax records.