14 N 2nd St · Girardville, PA 17935

$149,900

9 bd · None ba · 2,800 sqft · MultiFamily · 23 Days on market

Built 1910 Poor condition 2,178 sqft lot Est $199k · 25% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

North Schuylkill School District. Girardville 3 unit apartment building for sale. One two bedroom apartment on first floor and two one bedroom apartments on 2nd floor. Electric heat. Taxes total $806.99. 2nd empty apartment has just been renovated. Take this opportunity to start your own business or live in one unit and rent the other two out.

Key facts

• 2,178 sq ft lot
• Built 1910
• Listed 22 days

Property features AI

Finance

• Other: Irrigation water rights indicated; Property assessed values listed
• Financial info: Ownership is fee simple; All three units currently leased (month-to-month)

Exterior

• Parking: Off-street parking
• Utilities: 100 Amp electric service; Electric hot water; Public water; Public sewer; Cable TV available; Phone available; Water service available; Sewer service available; Municipal trash not provided
• Home design: Detached structure; Three levels
• Construction: Stone foundation; Stone, stick-built and vinyl siding construction; Shingle and rubber roof; Building not winterized; Estimated year built
• Exterior features: Fire escape; Street lighting

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Three one-bedroom units (multi-unit property)
• Flooring: Laminate flooring
• Bathrooms: Bathrooms with tub/shower
• Heating & cooling: Electric baseboard heating
• Interior features: Combination kitchen and dining area; Eat-in kitchen; Tub with shower; Paneled walls

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $410/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,185 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• North Schuylkill SD (rural): math 19% / reading 48% proficiency, ranked #429 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 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 $6k of equity ($1k loan paydown + $5k appreciation (3.1% 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 (3.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $70k; list at $150k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.91% ✓
• Cap rate: 16.14%
• Cash-on-cash: 35.18%
• DSCR: 2.57
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $198,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 E Main St	0.02mi	10/4.5 (+1)	2,800 (0%)	15mo	$198,000	$71	81

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

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.9%
• Equity multiple: 3.31×
• Total profit: $96,926
• Equity at exit: $67,879

10-year hold

• IRR: 40.8%
• Equity multiple: 6.59×
• Total profit: $234,733
• Equity at exit: $104,982

Cash invested: $41,972 (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 17935

• Home prices YoY: 1.5%
• Active inventory: 8
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,869 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $1,231

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,334	-5% $1,282	+0% $1,231	+5% $1,179	+10% $1,127
Rent	-10% $1,004	-5% $1,117	+0% $1,231	+5% $1,344	+10% $1,457
Rate	-1.0pp $1,306	-0.5pp $1,269	base $1,231	+0.5pp $1,192	+1.0pp $1,152

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,868
Total (3 units)			$2,869

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $149,900 Active 23 DOM
2. 2026-06-18
   days on market $149,900 Active 22 DOM
3. 2026-06-17
   days on market $149,900 Active 21 DOM
4. 2026-06-16
   days on market $149,900 Active 20 DOM
5. 2026-06-15
   days on market $149,900 Active 19 DOM
6. 2026-06-14
   days on market $149,900 Active 17 DOM
7. 2026-06-12
   days on market $149,900 Active 16 DOM
8. 2026-06-09
   days on market $149,900 Active 13 DOM
9. 2026-06-08
   days on market $149,900 Active 12 DOM
10. 2026-06-07
    days on market $149,900 Active 11 DOM
11. 2026-06-07
    days on market $149,900 Active 10 DOM
12. 2026-06-04
    days on market $149,900 Active 7 DOM
13. 2026-06-02
    days on market $149,900 Active 6 DOM
14. 2026-06-01
    days on market $149,900 Active 5 DOM
15. 2026-05-31
    days on market $149,900 Active 4 DOM
16. 2026-05-31
    days on market $149,900 Active 3 DOM
17. 2026-05-27
    listed $149,900 Active
18. 2026-05-27
    historical $149,900
19. 2022-02-17
    soldstatus $70,000 Closed 348-char remark

    Show marketing remark (348 chars)

    North Schuylkill School District. Girardville 3 unit apartment building for sale. One two bedroom apartment on first floor and two one bedroom apartments on 2nd floor. Electric heat. Taxes total $806.99. 2nd empty apartment has just been renovated. Take this opportunity to start your own business or live in one unit and rent the other two out.

20. 2022-01-04
    status Pending 348-char remark

    Show marketing remark (348 chars)

    North Schuylkill School District. Girardville 3 unit apartment building for sale. One two bedroom apartment on first floor and two one bedroom apartments on 2nd floor. Electric heat. Taxes total $806.99. 2nd empty apartment has just been renovated. Take this opportunity to start your own business or live in one unit and rent the other two out.

21. 2021-11-14
    listed $99,900 Active 348-char remark

    Show marketing remark (348 chars)

    North Schuylkill School District. Girardville 3 unit apartment building for sale. One two bedroom apartment on first floor and two one bedroom apartments on 2nd floor. Electric heat. Taxes total $806.99. 2nd empty apartment has just been renovated. Take this opportunity to start your own business or live in one unit and rent the other two out.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $34,428
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,754
• − Management: −$2,754
• − Depreciation: −$4,361
• Taxable income: $13,164
• Est. tax owed @ 24.0%: −$3,159
• After-tax cash flow: $11,608/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This 3-unit multi-family property requires extensive repairs and renovations to bring it up to market standards, significantly impacting its resale and rental value.

Repairs flagged

• Major siding — Significant damage and wear
• Major roof — Visible signs of wear and possible leaks
• Major flooring — No visible flooring, likely needs replacement
• Major interior walls/paint — No visible interior, likely needs painting
• Major bathrooms — No visible bathrooms, likely needs renovation
• Major kitchen — No visible kitchen, likely needs renovation
• Major HVAC/mechanicals — No visible HVAC, likely needs replacement
• Major windows — No visible windows, likely needs replacement
• Major foundation/structure — No visible foundation, likely needs inspection
• Major landscaping — Overgrown vegetation, needs landscaping

Value-add opportunities

• Both exterior siding and roof repair — Improves both resale and rental value
• Both interior painting and renovation — Enhances both resale and rental appeal
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances both resale and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear	Major	$15,000–50,000
roof · Visible signs of wear and possible leaks	Major	$15,000–50,000
flooring · No visible flooring, likely needs replacement	Major	$15,000–50,000
interior walls/paint · No visible interior, likely needs painting	Major	$15,000–50,000
bathrooms · No visible bathrooms, likely needs renovation	Major	$15,000–50,000
kitchen · No visible kitchen, likely needs renovation	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC, likely needs replacement	Major	$15,000–50,000
windows · No visible windows, likely needs replacement	Major	$15,000–50,000
foundation/structure · No visible foundation, likely needs inspection	Major	$15,000–50,000
landscaping · Overgrown vegetation, needs landscaping	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves both resale and rental value ↑
• Both interior painting and renovation — Enhances both resale and rental appeal ↑
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances both resale and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Schuylkill SD
• NCES district ID: 4210110
• Math proficiency: 19% ▼ -14.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $43,529
• Composite: 28.37/100
• National rank: #6770
• State rank: #429 of 539 in PA

Livability — Girardville

• Score: 64/100
• State rank: #1185
• US rank: #13883

Category grades

Amenities F Commute F 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: Girardville, PA
• City population: 1,359
• Population (ZIP): 1,359

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 10% Iranian 5% Polish 4%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▲ 3.06%
• Current HPI: 213.0332
• 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

+50.1% since first listed

5 events — show timeline

• 2026-05-27 Listed $149,900 BRIGHT MLS
• 2026-05-27 Coming Soon $149,900 BRIGHT MLS
• 2022-02-17 Sold (MLS) $70,000 BRIGHT MLS
• 2022-01-04 Pending — BRIGHT MLS
• 2021-11-14 Listed $99,900 BRIGHT MLS