131 W Main St · Tremont, PA 17981

$144,900

3 bd · 1.0 ba · 1,315 sqft · SingleFamily public records · 54 Days on market

Built 1915 2,614 sqft lot Est $126k · 15% over

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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 +20.3/30.0
• DSCR +6.4/10.0
• Appreciation +5.5/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0

Listing remarks MLS

Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

Key facts

• Parking
• Built 1915
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (5.5% below list).
• Recommended offer: $137k (5.5% below list) — sets the bar for 1% rule.

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 $2k of equity ($1k loan paydown + $1k 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 $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y 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 $50k; list at $145k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,861 (5.5% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 0.94% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $126,240
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 W Line St	0.12mi	3/1.0	1,331 (+1%)	1mo	$285,000	$214	92
111 W Main St	0.04mi	3/2.0	1,400 (+6%)	8mo	$135,000	$96	77
313 W Laurel St	0.17mi	4/1.0 (+1)	1,350 (+3%)	8mo	$87,000	$64	76
8 Tremont Rd	0.63mi	2/1.0 (-1)	1,340 (+2%)	9mo	$57,500	$43	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.26×
• Total profit: $10,719
• Equity at exit: $49,229

10-year hold

• IRR: 9.5%
• Equity multiple: 2.15×
• Total profit: $46,843
• Equity at exit: $65,238

Cash invested: $40,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $129

Break-even live

Break-even rent $1,205

Max offer price $144,900

Occupancy floor 86%

Sensitivity live

Price	-10% $211	-5% $170	+0% $129	+5% $88	+10% $47
Rent	-10% $21	-5% $75	+0% $129	+5% $183	+10% $238
Rate	-1.0pp $202	-0.5pp $166	base $129	+0.5pp $92	+1.0pp $54

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-04-27
   status Pending
2. 2026-04-14
   price $144,900
3. 2026-03-05
   listed $149,900 Active
4. 2026-03-03
   historical $149,900
5. 2025-10-10
   soldstatus $50,000 Closed 258-char remark

   Show marketing remark (258 chars)

   Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

6. 2025-09-20
   status Pending 258-char remark

   Show marketing remark (258 chars)

   Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

7. 2025-03-21
   status Active 258-char remark

   Show marketing remark (258 chars)

   Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

8. 2025-03-17
   status Pending 258-char remark

   Show marketing remark (258 chars)

   Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

9. 2025-03-11
   price $75,000 258-char remark

   Show marketing remark (258 chars)

   Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

10. 2025-03-11
    status Active 258-char remark

    Show marketing remark (258 chars)

    Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

11. 2025-02-28
    historical 258-char remark

    Show marketing remark (258 chars)

    Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

12. 2025-01-07
    price $82,000 258-char remark

    Show marketing remark (258 chars)

    Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

13. 2024-08-09
    listed $87,000 Active 258-char remark

    Show marketing remark (258 chars)

    Add this property to your portfolio or renovate and flip. Current long term tenant in place paying 750 per month would like to stay indefinitely, always pays on time. Three bedroom one bath nice yard and off street parking. Call to set up your showing today.

14. 2023-04-13
    historical
15. 2023-04-04
    listed $60,000 Active
16. 2022-04-18
    soldstatus $53,500
17. 2022-04-14
    soldstatus $53,500 Closed
18. 2022-03-14
    status Pending
19. 2021-12-11
    price $55,000
20. 2021-12-06
    listed $52,500 Active
21. 2017-08-01
    historical
22. 2017-04-11
    listed $44,000
23. 2016-01-22
    historical
24. 2011-07-08
    soldstatus $18,000
25. 2011-07-08
    soldstatus $18,000
26. 2011-04-27
    listed $18,000
27. 2011-04-27
    listed
28. 2005-04-29
    soldstatus $46,500
29. 2001-07-12
    soldstatus $25,000
30. 2000-03-16
    soldstatus $27,000
31. 1998-04-24
    historical
32. 1998-04-24
    listed $29,900

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$689/yr (+$57/mo · 75.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 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: $16,423
• − Mortgage interest: −$8,117
• − Property taxes: −$912
• − Insurance: −$1,391
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,215
• Taxable loss: −$839
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $1,754/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

+384.6% since first listed

32 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-14 Price Changed $144,900 BRIGHT MLS
• 2026-03-05 Listed $149,900 BRIGHT MLS
• 2026-03-03 Coming Soon $149,900 BRIGHT MLS
• 2025-10-10 Sold (MLS) $50,000 BRIGHT MLS
• 2025-09-20 Pending — BRIGHT MLS
• 2025-03-21 Relisted — BRIGHT MLS
• 2025-03-17 Pending — BRIGHT MLS
• 2025-03-11 Price Changed $75,000 BRIGHT MLS
• 2025-03-11 Relisted — BRIGHT MLS
• 2025-02-28 Listing Removed — BRIGHT MLS
• 2025-01-07 Price Changed $82,000 BRIGHT MLS
• 2024-08-09 Listed $87,000 BRIGHT MLS
• 2023-04-13 Listing Removed — BRIGHT MLS
• 2023-04-04 Listed $60,000 BRIGHT MLS
• 2022-04-18 Sold (Public Records) $53,500 Public Records
• 2022-04-14 Sold (MLS) $53,500 BRIGHT MLS
• 2022-03-14 Pending — BRIGHT MLS
• 2021-12-11 Price Changed $55,000 BRIGHT MLS
• 2021-12-06 Listed $52,500 BRIGHT MLS
• 2017-08-01 Listing Removed — BRIGHT MLS
• 2017-04-11 Listed $44,000 BRIGHT MLS
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2011-07-08 Sold (MLS) $18,000 TREND
• 2011-07-08 Sold (MLS) $18,000 BRIGHT MLS
• 2011-04-27 Listed — TREND
• 2011-04-27 Listed $18,000 BRIGHT MLS
• 2005-04-29 Sold (Public Records) $46,500 Public Records
• 2001-07-12 Sold (Public Records) $25,000 Public Records
• 2000-03-16 Sold (MLS) $27,000 BRIGHT MLS
• 1998-04-24 Listed $29,900 BRIGHT MLS
• 1998-04-24 Listing Removed — BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2025): $912 · +8.5% YoY. Source: county tax records.