636 Snyder St · Pottsville, PA 17901

$199,900

3 bd · 2.0 ba · 1,461 sqft · MultiFamily public records · 17 Days on market

Built 1955 5,662 sqft lot Est $148k · 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

HIGHEST AND BEST WEDNESDAY 6/3 @ 1:00PMWelcome home! This spacious corner property in Pottsville has 4 bedrooms and two full bathrooms with a flexible layout to suit a variety of needs. The first floor offers convenient laundry along with a private entrance leading to a potential in-law suite or 1 bedroom apartment to capitalize on your income. Downstairs you’ll find durable vinyl plank flooring throughout as well as three bedrooms and an updated full bath. Outside, enjoy a partially fenced yard , abundant off street parking and an attached lower level garage with the potential to accommodate two vehicles. Conveniently located on a corner lot, this property combines functionality, sp

Key facts

• In-law suite
• Updated full bath
• Flexible layout

Tags

• CORNER PROPERTY
• FLEXIBLE LAYOUT
• PRIVATE ENTRANCE
• IN-LAW SUITE
• UPDATED FULL BATH
• PARTIALLY FENCED YARD

Property features AI

Exterior

• Parking: Attached basement garage (1 garage space); Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Building not winterized
• Construction: Other foundation
• Exterior features: Not in a federal flood zone; Ground rent paid annually; Other above-grade structures

Interior

• Bedrooms: Three bedrooms on the main level; One bedroom on the upper level (master bedroom listed)
• Bathrooms: Two full bathrooms (one on the main level, one on the upper level)
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: Not furnished; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.9% 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; 12 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 $4,705/mo this rent would consume 90% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $136k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.35% ✓
• Cap rate: 19.92%
• Cash-on-cash: 48.68%
• DSCR: 3.17
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $147,561
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Baber St	0.48mi	3/—	1,386 (-5%)	14mo	$120,000	$87	58
404 S Centre St	0.67mi	4/4.0 (+1)	1,600 (+10%)	16mo	$161,500	$101	26

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: 49.3%
• Equity multiple: 3.24×
• Total profit: $125,459
• Equity at exit: $29,806

10-year hold

• IRR: 56.0%
• Equity multiple: 7.30×
• Total profit: $352,845
• Equity at exit: $17,284

Cash invested: $55,972 (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: 17.0×

Monthly cashflow live

• Estimated rent: $4,705 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$315 /mo · $3,777/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$988
• Net cashflow: $2,271

Break-even live

Break-even rent $1,831

Max offer price $199,900

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$980
▸ 3× units	3	1	$3,726
Total (4 units)			$4,705

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	44d	1	0.15mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	44d	1	0.24mi
525 E Market St Pottsville, PA	4.0	1.0	1120	$1,250	$1.12	44d	1	0.25mi
517 E Arch St Pottsville, PA	4.0	1.0	1000	$1,350	$1.35	44d	1	0.28mi
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	44d	1	0.35mi
612 N 2nd St Pottsville, PA	2.0	1.0	1742	$1,295	$0.74	44d	1	0.67mi
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	44d	1	0.69mi
321 N 3rd St Pottsville, PA	4.0	1.5	1260	$1,400	$1.11	44d	1	0.71mi
72 E Bacon St Pottsville, PA	3.0	1.0	1640	$1,300	$0.79	44d	1	0.72mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	44d	1	0.91mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	44d	1	1.02mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	44d	1	1.10mi

Listing history 25 events

1. 2026-06-07
   statusdays on market $199,900 Pending 17 DOM
2. 2026-06-04
   days on market $199,900 Active 16 DOM
3. 2026-06-02
   days on market $199,900 Active 15 DOM
4. 2026-06-01
   days on market $199,900 Active 14 DOM
5. 2026-05-31
   days on market $199,900 Active 13 DOM
6. 2026-05-31
   days on market $199,900 Active 12 DOM
7. 2026-05-18
   listed $199,900 Active
8. 2026-05-01
   historical
9. 2025-11-15
   listed $199,900 Active
10. 2024-05-13
    soldstatus $136,000
11. 2024-05-10
    historical
12. 2024-05-10
    soldstatus $136,000 Closed
13. 2024-04-22
    historical Active Under Contract
14. 2024-04-22
    historical Active Under Contract
15. 2024-04-10
    status Active
16. 2024-04-10
    status Active
17. 2024-04-05
    historical Active Under Contract
18. 2024-04-05
    historical Active Under Contract
19. 2024-03-21
    listed $134,900 Active
20. 2024-03-21
    listed $134,900 Active
21. 2020-08-12
    soldstatus $50,000
22. 2016-05-04
    soldstatus $41,000
23. 2016-05-04
    soldstatus $41,000
24. 2016-03-19
    historical
25. 2015-04-15
    listed $59,900

ⓘ 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: $3,777 · $315/mo
• Projected year-2 tax: $3,777 · $315/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,460
• − Mortgage interest: −$11,198
• − Property taxes: −$3,777
• − Insurance: −$1,000
• − Repairs & maintenance: −$4,517
• − Management: −$4,517
• − Depreciation: −$5,815
• Taxable income: $25,637
• Est. tax owed @ 24.0%: −$6,153
• After-tax cash flow: $21,094/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

+233.7% since first listed

19 events — show timeline

• 2026-05-18 Listed $199,900 BRIGHT MLS
• 2026-05-01 Listing Removed — GLVRMLS
• 2025-11-15 Listed $199,900 GLVRMLS
• 2024-05-13 Sold (Public Records) $136,000 Public Records
• 2024-05-10 Sold (MLS) $136,000 BRIGHT MLS
• 2024-05-10 Listing Removed — BRIGHT MLS
• 2024-04-22 Contingent — BRIGHT MLS
• 2024-04-22 Contingent — BRIGHT MLS
• 2024-04-10 Relisted — BRIGHT MLS
• 2024-04-10 Relisted — BRIGHT MLS
• 2024-04-05 Contingent — BRIGHT MLS
• 2024-04-05 Contingent — BRIGHT MLS
• 2024-03-21 Listed $134,900 BRIGHT MLS
• 2024-03-21 Listed $134,900 BRIGHT MLS
• 2020-08-12 Sold (Public Records) $50,000 Public Records
• 2016-05-04 Sold (Public Records) $41,000 Public Records
• 2016-05-04 Sold (MLS) $41,000 BRIGHT MLS
• 2016-03-19 Listing Removed — BRIGHT MLS
• 2015-04-15 Listed $59,900 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $3,777 · +8.6% YoY. Source: county tax records.