623 W Arch St · Pottsville, PA 17901

$99,995

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 632 Days on market

Built 1926 1,307 sqft lot $73/sqft · 54% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Listing remarks MLS

3 Bedroom, 1 Bathroom Pottsville Home. Within walking distance to the new Alvernia Collegetown campus. Home features both Electric and oil heat. Easy access to Route 61 for travel. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

Key facts

• Built 1926
• Listed 631 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 632 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $100k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 632 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.35% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $64,783
• List price: $99,995
• Delta: 54.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Mine St	0.16mi	3/1.0	1,392 (+1%)	3mo	$35,000	$25	88
901 Fairview St	0.37mi	3/1.0	1,388 (+1%)	5mo	$145,000	$104	77
607 N 8th St	0.34mi	3/2.0	1,400 (+2%)	10mo	$196,000	$140	69
331 E Arch St	0.45mi	3/1.0	1,300 (-5%)	11mo	$80,000	$62	61
939 S Seneca St	0.48mi	3/2.0	1,322 (-4%)	13mo	$205,000	$155	56
241 Peacock St	0.59mi	3/1.0	1,242 (-10%)	2mo	$97,000	$78	55
1507 W Market St	0.59mi	3/1.0	1,260 (-8%)	6mo	$194,000	$154	54
326 E Race St	0.44mi	3/1.5	1,530 (+11%)	7mo	$90,000	$59	52
1308 Mount Hope Ave	0.55mi	2/— (-1)	1,240 (-10%)	2mo	$259,000	$209	52
103 N 16th St	0.69mi	3/1.0	1,264 (-8%)	11mo	$130,500	$103	45
1401 Mount Hope Ave	0.65mi	2/1.0 (-1)	1,478 (+8%)	9mo	$175,000	$118	45
1414 Mt Hope Ave	0.70mi	2/1.0 (-1)	1,240 (-10%)	7mo	$80,000	$65	40

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: 8.3%
• Equity multiple: 1.34×
• Total profit: $9,434
• Equity at exit: $14,910

10-year hold

• IRR: 19.8%
• Equity multiple: 2.89×
• Total profit: $52,780
• Equity at exit: $8,646

Cash invested: $27,999 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $343

Break-even live

Break-even rent $911

Max offer price $99,995

Occupancy floor 70%

Sensitivity live

Price	-10% $400	-5% $371	+0% $343	+5% $315	+10% $286
Rent	-10% $237	-5% $290	+0% $343	+5% $396	+10% $449
Rate	-1.0pp $393	-0.5pp $368	base $343	+0.5pp $317	+1.0pp $291

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: $24,999
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.08mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	44d	1	0.21mi
321 N 3rd St Pottsville, PA	4.0	1.5	1260	$1,400	$1.11	44d	1	0.22mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	44d	1	0.28mi
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	44d	1	0.37mi
612 N 2nd St Pottsville, PA	2.0	1.0	1742	$1,295	$0.74	44d	1	0.39mi
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	44d	1	0.56mi
517 E Arch St Pottsville, PA	4.0	1.0	1000	$1,350	$1.35	44d	1	0.62mi
525 E Market St Pottsville, PA	4.0	1.0	1120	$1,250	$1.12	44d	1	0.64mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	44d	1	0.68mi
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	44d	1	0.76mi
2063 King Ave Pottsville, PA	3.0	2.5	1656	$1,600	$0.97	44d	1	1.27mi

Listing history 31 events

1. 2026-06-21
   days on market $99,995 Active 632 DOM
2. 2026-06-19
   days on market $99,995 Active 630 DOM
3. 2026-06-18
   days on market $99,995 Active 629 DOM
4. 2026-06-17
   days on market $99,995 Active 628 DOM
5. 2026-06-16
   days on market $99,995 Active 627 DOM
6. 2026-06-15
   days on market $99,995 Active 626 DOM
7. 2026-06-14
   days on market $99,995 Active 624 DOM
8. 2026-06-12
   days on market $99,995 Active 623 DOM
9. 2026-06-09
   days on market $99,995 Active 620 DOM
10. 2026-06-08
    days on market $99,995 Active 619 DOM
11. 2026-06-07
    days on market $99,995 Active 618 DOM
12. 2026-06-07
    days on market $99,995 Active 617 DOM
13. 2026-06-01
    days on market $99,995 Active 615 DOM
14. 2026-05-31
    days on market $99,995 Active 614 DOM
15. 2026-05-31
    days on market $99,995 Active 613 DOM
16. 2025-12-08
    status Active 283-char remark

    Show marketing remark (283 chars)

    3 Bedroom, 1 Bathroom Pottsville Home. Within walking distance to the new Alvernia Collegetown campus. Home features both Electric and oil heat. Easy access to Route 61 for travel. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

17. 2025-12-01
    historical 283-char remark

    Show marketing remark (283 chars)

    3 Bedroom, 1 Bathroom Pottsville Home. Within walking distance to the new Alvernia Collegetown campus. Home features both Electric and oil heat. Easy access to Route 61 for travel. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

18. 2025-05-22
    price $99,995 283-char remark

    Show marketing remark (283 chars)

    3 Bedroom, 1 Bathroom Pottsville Home. Within walking distance to the new Alvernia Collegetown campus. Home features both Electric and oil heat. Easy access to Route 61 for travel. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

19. 2024-09-17
    listed $125,000 Active 283-char remark

    Show marketing remark (283 chars)

    3 Bedroom, 1 Bathroom Pottsville Home. Within walking distance to the new Alvernia Collegetown campus. Home features both Electric and oil heat. Easy access to Route 61 for travel. Only 1 hour to Allentown & 2 1/2 hours to NYC. Sold As-is. Cash sales only. Call today for info!

20. 2024-09-01
    historical
21. 2024-02-23
    listed $95,000 Active
22. 2023-12-05
    soldstatus $33,500 Closed
23. 2023-11-13
    historical Active Under Contract
24. 2023-11-05
    price $42,900
25. 2023-11-03
    price $43,900
26. 2023-11-03
    status Active
27. 2023-09-18
    historical
28. 2023-09-08
    price $34,900
29. 2023-09-06
    listed $39,000 Active
30. 2014-07-16
    soldstatus $13,000
31. 2007-05-24
    soldstatus $15,000

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$200/yr (+$17/mo · 17.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 16 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: $16,145
• − Mortgage interest: −$5,601
• − Property taxes: −$1,179
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,909
• Taxable income: $2,706
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,467/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

+566.6% since first listed

16 events — show timeline

• 2025-12-08 Relisted — BRIGHT MLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-05-22 Price Changed $99,995 BRIGHT MLS
• 2024-09-17 Listed $125,000 BRIGHT MLS
• 2024-09-01 Listing Removed — BRIGHT MLS
• 2024-02-23 Listed $95,000 BRIGHT MLS
• 2023-12-05 Sold (MLS) $33,500 BRIGHT MLS
• 2023-11-13 Contingent — BRIGHT MLS
• 2023-11-05 Price Changed $42,900 BRIGHT MLS
• 2023-11-03 Price Changed $43,900 BRIGHT MLS
• 2023-11-03 Relisted — BRIGHT MLS
• 2023-09-18 Listing Removed — BRIGHT MLS
• 2023-09-08 Price Changed $34,900 BRIGHT MLS
• 2023-09-06 Listed $39,000 BRIGHT MLS
• 2014-07-16 Sold (Public Records) $13,000 Public Records
• 2007-05-24 Sold (Public Records) $15,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,179 · +8.6% YoY. Source: county tax records.