403 W Arch St · Pottsville, PA 17901

$324,900

2 bd · 2.0 ba · 1,704 sqft · MultiFamily public records · 19 Days on market

Built 1890 1,742 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
• 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: 6 units. estimate disagrees with records

Listing remarks MLS

6 Unit Apartment Building in Pottsville PA. Building contains: 2-one bedroom units, 3-two bedroom units & one garage. Walking distance to the downtown. Close access to highway 61 for easy travel. Sale includes 2 parcels: 68-27-0202.000 (403 W Arch st) & 68-27-0203.000 (115 N Fourth st). Sold as-is. Call for details!

Key facts

• 1,742 sq ft lot
• Garage
• Built 1890

Property features AI

Finance

• Other: Property contains multiple rental units (Unit 1–6 listed); Above-grade finished area reported as 4,275 (source: estimated); Total below-grade area reported as 0
• Financial info: Fee simple ownership

Exterior

• Parking: Attached garage (1 space); On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Aluminum siding exterior; Estimated year built
• Construction: Aluminum siding construction; Above-grade finished space reported
• Exterior features: Lot dimensions approximately 20 x 80; No tidal water

Interior

• Bedrooms: Five units total: two 1-bedroom units and three 2-bedroom units
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 3×2bd/1ba + 1×?bd/?ba units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $513/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% 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; 11 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 $6,445/mo this rent would consume 124% 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $120k; list at $325k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,026 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.98% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.37%
• DSCR: 2.84
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $131,208
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 S Mine St	0.20mi	3/— (+1)	1,680 (-1%)	19mo	$130,000	$77	68

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: 40.0%
• Equity multiple: 2.78×
• Total profit: $161,486
• Equity at exit: $48,444

10-year hold

• IRR: 47.6%
• Equity multiple: 6.18×
• Total profit: $471,055
• Equity at exit: $28,091

Cash invested: $90,972 (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 17901

• Home prices YoY: -21.2%
• Rents YoY: 5.7%
• Active inventory: 177
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $6,445 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$135
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,353
• Net cashflow: $3,081

Break-even live

Break-even rent $2,546

Max offer price $324,900

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,092
▸ 3× units	2	1	$3,342
1× unit	0	0	$1,013
Total (6 units)			$6,445

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	44d	1	0.16mi
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	44d	1	0.28mi
612 N 2nd St Pottsville, PA	2.0	1.0	1742	$1,295	$0.74	44d	1	0.30mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	44d	1	0.30mi
1023 W Market St Pottsville, PA	3.0	1.0	1950	$1,100	$0.56	44d	1	0.32mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	44d	1	0.38mi
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	44d	1	0.43mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	44d	1	0.55mi
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	44d	1	0.64mi
72 E Bacon St Pottsville, PA	3.0	1.0	1640	$1,300	$0.79	44d	1	1.39mi
2063 King Ave Pottsville, PA	3.0	2.5	1656	$1,600	$0.97	44d	1	1.40mi

Listing history 20 events

1. 2026-06-08
   days on market $324,900 Active 19 DOM
2. 2026-06-07
   days on market $324,900 Active 18 DOM
3. 2026-06-07
   days on market $324,900 Active 17 DOM
4. 2026-06-04
   days on market $324,900 Active 14 DOM
5. 2026-06-02
   days on market $324,900 Active 13 DOM
6. 2026-06-01
   days on market $324,900 Active 12 DOM
7. 2026-05-31
   days on market $324,900 Active 11 DOM
8. 2026-05-31
   days on market $324,900 Active 10 DOM
9. 2026-05-21
   listed $324,900 Active
10. 2026-05-19
    historical $324,900
11. 2024-06-03
    soldstatus $120,000
12. 2024-05-31
    soldstatus $120,000 Closed 329-char remark

    Show marketing remark (329 chars)

    6 Unit Apartment Building in Pottsville PA. Building contains: 2-one bedroom units, 3-two bedroom units & one garage. Walking distance to the downtown. Close access to highway 61 for easy travel. Sale includes 2 parcels: 68-27-0202.000 (403 W Arch st) & 68-27-0203.000 (115 N Fourth st). Sold as-is. Call for details!

13. 2024-05-10
    status Pending 329-char remark

    Show marketing remark (329 chars)

    6 Unit Apartment Building in Pottsville PA. Building contains: 2-one bedroom units, 3-two bedroom units & one garage. Walking distance to the downtown. Close access to highway 61 for easy travel. Sale includes 2 parcels: 68-27-0202.000 (403 W Arch st) & 68-27-0203.000 (115 N Fourth st). Sold as-is. Call for details!

14. 2024-05-09
    historical Active Under Contract 329-char remark

    Show marketing remark (329 chars)

    6 Unit Apartment Building in Pottsville PA. Building contains: 2-one bedroom units, 3-two bedroom units & one garage. Walking distance to the downtown. Close access to highway 61 for easy travel. Sale includes 2 parcels: 68-27-0202.000 (403 W Arch st) & 68-27-0203.000 (115 N Fourth st). Sold as-is. Call for details!

15. 2024-05-04
    status Active 329-char remark

    Show marketing remark (329 chars)

    6 Unit Apartment Building in Pottsville PA. Building contains: 2-one bedroom units, 3-two bedroom units & one garage. Walking distance to the downtown. Close access to highway 61 for easy travel. Sale includes 2 parcels: 68-27-0202.000 (403 W Arch st) & 68-27-0203.000 (115 N Fourth st). Sold as-is. Call for details!

16. 2024-03-24
    status Pending 329-char remark

    Show marketing remark (329 chars)

    6 Unit Apartment Building in Pottsville PA. Building contains: 2-one bedroom units, 3-two bedroom units & one garage. Walking distance to the downtown. Close access to highway 61 for easy travel. Sale includes 2 parcels: 68-27-0202.000 (403 W Arch st) & 68-27-0203.000 (115 N Fourth st). Sold as-is. Call for details!

17. 2024-03-16
    price $149,900 329-char remark

    Show marketing remark (329 chars)

    6 Unit Apartment Building in Pottsville PA. Building contains: 2-one bedroom units, 3-two bedroom units & one garage. Walking distance to the downtown. Close access to highway 61 for easy travel. Sale includes 2 parcels: 68-27-0202.000 (403 W Arch st) & 68-27-0203.000 (115 N Fourth st). Sold as-is. Call for details!

18. 2024-03-09
    listed $199,900 Active 329-char remark

    Show marketing remark (329 chars)

    6 Unit Apartment Building in Pottsville PA. Building contains: 2-one bedroom units, 3-two bedroom units & one garage. Walking distance to the downtown. Close access to highway 61 for easy travel. Sale includes 2 parcels: 68-27-0202.000 (403 W Arch st) & 68-27-0203.000 (115 N Fourth st). Sold as-is. Call for details!

19. 2020-10-07
    soldstatus $70,000
20. 2013-07-26
    soldstatus $40,000

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $3,265 · $272/mo
• Expected delta: +$1,869/yr (+$156/mo · 133.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥96°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,340
• − Mortgage interest: −$18,199
• − Property taxes: −$1,396
• − Insurance: −$2,291
• − Repairs & maintenance: −$6,187
• − Management: −$6,187
• − Depreciation: −$9,452
• Taxable income: $33,628
• Est. tax owed @ 24.0%: −$8,071
• After-tax cash flow: $28,895/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

+712.2% since first listed

12 events — show timeline

• 2026-05-21 Listed $324,900 BRIGHT MLS
• 2026-05-19 Coming Soon $324,900 BRIGHT MLS
• 2024-06-03 Sold (Public Records) $120,000 Public Records
• 2024-05-31 Sold (MLS) $120,000 BRIGHT MLS
• 2024-05-10 Pending — BRIGHT MLS
• 2024-05-09 Contingent — BRIGHT MLS
• 2024-05-04 Relisted — BRIGHT MLS
• 2024-03-24 Pending — BRIGHT MLS
• 2024-03-16 Price Changed $149,900 BRIGHT MLS
• 2024-03-09 Listed $199,900 BRIGHT MLS
• 2020-10-07 Sold (Public Records) $70,000 Public Records
• 2013-07-26 Sold (Public Records) $40,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,396 · +8.6% YoY. Source: county tax records.