250 Van Gelder St · Tamaqua, PA 18252

$119,900

3 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 34 Days on market

Built 1900 2,614 sqft lot $103/sqft · 16% below area Est $142k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +8.2/30.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely single home on a quiet street in Tamaqua with unparalleled views! This two-bed, one-bath home is move-in ready. The main level is accessed by a covered entry which leads to a spacious open-concept living/dining area which flows effortlessly into the home’s updated kitchen. Upstairs, two lovely bedrooms and the home’s full bath. A marvelous deck, with yard access, takes full advantage of capturing the stunning views of Tamaqua and surrounding mountains. With newer windows throughout and an upgraded 200 Amp electric panel, this home is ready for anything you can imagine. With easy access to LCCC Tamaqua Campus and Tamaqua’s Schools, as well as the ever-growing downtown, this home is a must see!

Key facts

• Covered front porch
• Flexible floor plan
• Large kitchen

Tags

• REAR DECK
• COVERED FRONT PORCH
• LARGE KITCHEN
• VINYL PLANK FLOORING
• FLEXIBLE FLOOR PLAN

Property features AI

Exterior

• Parking: On-street parking
• Utilities: 200+ amp electric service with circuit breakers; Public water; Public sewer
• Home design: Detached structure; Estimated year built; Building is winterized; Not in a federal flood zone; Fee simple ownership
• Construction: Vinyl siding; Stone foundation; Asphalt roof
• Exterior features: Outside basement entrance; Basement with interior access; Blacktop road access

Interior

• Kitchen: Electric oven/range
• Bedrooms: Two bedrooms on the upper level
• Flooring: Vinyl flooring; Tile/brick flooring
• Bathrooms: One full bathroom
• Heating & cooling: Hot water baseboard heating; Oil-fired heating; Electric hot water
• Interior features: Tub/shower
• Laundry & utility: Electric dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (15.7% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $101k (15.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 6.8% in Tamaqua — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Tamaqua El Sch (math 35% / reading 56%, grade D-, #801 of 1,518 statewide, top 53%, 695 students, 68% FRL); Tamaqua Area Ms (math 20% / reading 46%, grade F, #346 of 512 statewide, top 69%, 433 students, 61% FRL); Tamaqua Area Shs (math 47% / reading 62%, grade C-, #99 of 437 statewide, top 23%, 691 students, 50% FRL) — zoned schools average 60% FRL vs 37% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 75% 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,043 (15.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 8.0

CMA / ARV

• ARV (median comp): $142,100
• List price: $119,900
• Delta: -15.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Pitt St	0.36mi	3/1.5	1,200 (+3%)	2mo	$144,000	$120	74
107 Clay St	0.32mi	3/1.5	1,260 (+8%)	6mo	$185,000	$147	64
308 Gay St	0.39mi	3/1.5	1,184 (+2%)	19mo	$102,000	$86	61
218 Pitt St	0.34mi	3/2.0	1,260 (+8%)	8mo	$105,000	$83	60
110 Gay St	0.30mi	3/2.0	1,062 (-8%)	19mo	$145,900	$137	52
318 N Railroad St	0.45mi	2/1.0 (-1)	1,066 (-8%)	19mo	$34,000	$32	44
446 Biddle St	0.63mi	3/1.5	1,306 (+12%)	4mo	$110,000	$84	44

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-26,411
• Equity at exit: $17,877

10-year hold

• IRR: -16.8%
• Equity multiple: 0.06×
• Total profit: $-31,475
• Equity at exit: $10,367

Cash invested: $33,572 (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 18252

• Home prices YoY: -15.4%
• Active inventory: 75
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$421 /mo · $5,052/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-113

Break-even live

Break-even rent $1,392

Max offer price $101,043

Occupancy floor —

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 E Broad St Unit 128C Tamaqua, PA	2.0	1.0	1055	$1,200	$1.14	43d	1	0.28mi
132 E Broad St Unit 1 Tamaqua, PA	2.0	1.0	900	$1,300	$1.44	43d	1	0.29mi
234 Mauch Chunk St Unit 2 Tamaqua, PA	3.0	1.0	1100	$1,425	$1.30	23d	1	0.42mi
223 Schuylkill Ave Tamaqua, PA	3.0	1.0	1100	$1,050	$0.95	43d	1	0.50mi

Listing history 30 events

1. 2026-06-18
   days on market $119,900 Active 34 DOM
2. 2026-06-17
   days on market $119,900 Active 33 DOM
3. 2026-06-16
   days on market $119,900 Active 32 DOM
4. 2026-06-15
   days on market $119,900 Active 31 DOM
5. 2026-06-13
   days on market $119,900 Active 29 DOM
6. 2026-06-12
   days on market $119,900 Active 28 DOM
7. 2026-06-09
   days on market $119,900 Active 25 DOM
8. 2026-06-08
   days on market $119,900 Active 24 DOM
9. 2026-06-08
   days on market $119,900 Active 23 DOM
10. 2026-06-07
    days on market $119,900 Active 22 DOM
11. 2026-06-04
    days on market $119,900 Active 19 DOM
12. 2026-06-02
    days on market $119,900 Active 18 DOM
13. 2026-06-01
    days on market $119,900 Active 17 DOM
14. 2026-05-31
    days on market $119,900 Active 16 DOM
15. 2026-05-15
    listed $119,900 Active 634-char remark
16. 2021-03-31
    soldstatus $60,000
17. 2021-03-23
    soldstatus $60,000 Sold

    Show marketing remark (727 chars)

    Lovely single home on a quiet street in Tamaqua with unparalleled views! This two-bed, one-bath home is move-in ready. The main level is accessed by a covered entry which leads to a spacious open-concept living/dining area which flows effortlessly into the home’s updated kitchen. Upstairs, two lovely bedrooms and the home’s full bath. A marvelous deck, with yard access, takes full advantage of capturing the stunning views of Tamaqua and surrounding mountains. With newer windows throughout and an upgraded 200 Amp electric panel, this home is ready for anything you can imagine. With easy access to LCCC Tamaqua Campus and Tamaqua’s Schools, as well as the ever-growing downtown, this home is a must see!

18. 2021-03-17
    soldstatus $60,000 Closed
19. 2021-02-17
    status Pending

    Show marketing remark (727 chars)

    Lovely single home on a quiet street in Tamaqua with unparalleled views! This two-bed, one-bath home is move-in ready. The main level is accessed by a covered entry which leads to a spacious open-concept living/dining area which flows effortlessly into the home’s updated kitchen. Upstairs, two lovely bedrooms and the home’s full bath. A marvelous deck, with yard access, takes full advantage of capturing the stunning views of Tamaqua and surrounding mountains. With newer windows throughout and an upgraded 200 Amp electric panel, this home is ready for anything you can imagine. With easy access to LCCC Tamaqua Campus and Tamaqua’s Schools, as well as the ever-growing downtown, this home is a must see!

20. 2021-02-17
    status Pending

    Show marketing remark (727 chars)

    Lovely single home on a quiet street in Tamaqua with unparalleled views! This two-bed, one-bath home is move-in ready. The main level is accessed by a covered entry which leads to a spacious open-concept living/dining area which flows effortlessly into the home’s updated kitchen. Upstairs, two lovely bedrooms and the home’s full bath. A marvelous deck, with yard access, takes full advantage of capturing the stunning views of Tamaqua and surrounding mountains. With newer windows throughout and an upgraded 200 Amp electric panel, this home is ready for anything you can imagine. With easy access to LCCC Tamaqua Campus and Tamaqua’s Schools, as well as the ever-growing downtown, this home is a must see!

21. 2021-01-29
    price $64,900

    Show marketing remark (727 chars)

    Lovely single home on a quiet street in Tamaqua with unparalleled views! This two-bed, one-bath home is move-in ready. The main level is accessed by a covered entry which leads to a spacious open-concept living/dining area which flows effortlessly into the home’s updated kitchen. Upstairs, two lovely bedrooms and the home’s full bath. A marvelous deck, with yard access, takes full advantage of capturing the stunning views of Tamaqua and surrounding mountains. With newer windows throughout and an upgraded 200 Amp electric panel, this home is ready for anything you can imagine. With easy access to LCCC Tamaqua Campus and Tamaqua’s Schools, as well as the ever-growing downtown, this home is a must see!

22. 2021-01-29
    price $64,900

    Show marketing remark (727 chars)

    Lovely single home on a quiet street in Tamaqua with unparalleled views! This two-bed, one-bath home is move-in ready. The main level is accessed by a covered entry which leads to a spacious open-concept living/dining area which flows effortlessly into the home’s updated kitchen. Upstairs, two lovely bedrooms and the home’s full bath. A marvelous deck, with yard access, takes full advantage of capturing the stunning views of Tamaqua and surrounding mountains. With newer windows throughout and an upgraded 200 Amp electric panel, this home is ready for anything you can imagine. With easy access to LCCC Tamaqua Campus and Tamaqua’s Schools, as well as the ever-growing downtown, this home is a must see!

23. 2021-01-19
    listed $69,900 Active
24. 2020-12-23
    listed $69,900 Active

    Show marketing remark (727 chars)

    Lovely single home on a quiet street in Tamaqua with unparalleled views! This two-bed, one-bath home is move-in ready. The main level is accessed by a covered entry which leads to a spacious open-concept living/dining area which flows effortlessly into the home’s updated kitchen. Upstairs, two lovely bedrooms and the home’s full bath. A marvelous deck, with yard access, takes full advantage of capturing the stunning views of Tamaqua and surrounding mountains. With newer windows throughout and an upgraded 200 Amp electric panel, this home is ready for anything you can imagine. With easy access to LCCC Tamaqua Campus and Tamaqua’s Schools, as well as the ever-growing downtown, this home is a must see!

25. 2014-10-29
    historical
26. 2013-10-28
    listed $57,000
27. 2013-10-28
    listed $57,000
28. 2013-10-28
    historical
29. 2013-10-28
    listed $57,000
30. 2009-02-25
    soldstatus $50,000

ⓘ 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: $5,052 · $421/mo
• Projected year-2 tax: $5,052 · $421/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 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 9% 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: $14,995
• − Mortgage interest: −$6,716
• − Property taxes: −$5,052
• − Insurance: −$600
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,488
• Taxable loss: −$3,260
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $-568/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

+139.8% since first listed

16 events — show timeline

• 2026-05-15 Listed $119,900 BRIGHT MLS
• 2021-03-31 Sold (Public Records) $60,000 Public Records
• 2021-03-23 Sold (MLS) $60,000 GLVRMLS
• 2021-03-17 Sold (MLS) $60,000 BRIGHT MLS
• 2021-02-17 Pending — BRIGHT MLS
• 2021-02-17 Pending — GLVRMLS
• 2021-01-29 Price Changed $64,900 BRIGHT MLS
• 2021-01-29 Price Changed $64,900 GLVRMLS
• 2021-01-19 Listed $69,900 BRIGHT MLS
• 2020-12-23 Listed $69,900 GLVRMLS
• 2014-10-29 Listing Removed — GLVRMLS
• 2013-10-28 Listed $57,000 BRIGHT MLS
• 2013-10-28 Listing Removed — BRIGHT MLS
• 2013-10-28 Listed $57,000 GLVRMLS
• 2013-10-28 Listed $57,000 PMAR
• 2009-02-25 Sold (Public Records) $50,000 Public Records

Property tax history

+15.5%/yr

Latest (2026): $5,052 · +273.9% YoY. Source: county tax records.