101 S Joseph St · Tower City, PA 17980

$67,000

2 bd · 1.5 ba · 928 sqft · SingleFamily public records · 1 Days on market

Built 1920 10,019 sqft lot Est $97k · 31% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good things do come in small packages—and 101 Joseph St is proof! This cozy 2-bedroom, 1-bath home sits on a sizable lot that borders a serene, wooded area, offering privacy, plenty of shade, and a peaceful natural backdrop. Enjoy your morning coffee or unwind in the evenings on the covered side porch, perfect for relaxing rain or shine. Inside, the home offers comfortable living with just the right amount of space and charm. Whether you're looking for your first home, downsizing, or seeking a quiet retreat, this property is a must-see!

Key facts

• Total renovation
• Natural privacy
• 0.23-acre lot

Tags

• TOTAL RENOVATION
• SINGLE-LEVEL LIVING POTENTIAL
• 0.23-ACRE LOT
• BORDERS WOODED AREA
• NATURAL PRIVACY
• COVERED SIDE PORCH

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles (total 2 garage/parking spaces)
• Utilities: 200+ amp electrical service; Public water; Public sewer
• Home design: Detached single-family home; Frame construction with vinyl siding; Building winterized; Estimated year built
• Construction: Block foundation
• Exterior features: Lot dimensions approximately 75 x 135; Not in a federal flood zone

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Hot water heating (oil-fired); Electric hot water
• Interior features: Unfinished walkout basement; Living area measured per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $67k).

Location & tenants

• Location reads 74/100 on livability (#525 in PA, #4,880 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Williams Valley SD (rural): math 16% / reading 44% proficiency, ranked #442 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williams Valley El Sch (math 17% / reading 45%, grade F, #1,116 of 1,518 statewide, top 74%, 521 students, 100% FRL); Williams Valley Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 440 students, 98% FRL) — zoned schools average 99% FRL vs 40% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 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 $463 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $38k; list at $67k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,000

Questions for the listing agent

1. Built in 1920 — 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 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?
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 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: 1.36% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $97,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1126 E Grand Ave	0.58mi	1/1.0 (-1)	936 (+1%)	18mo	$98,000	$105	50

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $5,531
• Equity at exit: $9,990

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $25,957
• Equity at exit: $5,793

Cash invested: $18,760 (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 17980

• Home prices YoY: -11.1%
• Active inventory: 20
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $257

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 67%

Sensitivity live

Price	-10% $303	-5% $280	+0% $257	+5% $234	+10% $211
Rent	-10% $185	-5% $221	+0% $257	+5% $293	+10% $329
Rate	-1.0pp $291	-0.5pp $274	base $257	+0.5pp $240	+1.0pp $222

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $67,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°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: $10,938
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$1,949
• Taxable income: $2,146
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $2,570/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: Williams Valley SD
• NCES district ID: 4226400
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $47,317
• Composite: 25.84/100
• National rank: #7354
• State rank: #442 of 539 in PA

Livability — Tower City

• Score: 74/100
• State rank: #525
• US rank: #4880

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tower City, PA
• Population (ZIP): 3,222

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Iranian 4% Romanian 4% Polish 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% 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: ▼ -23.90%
• Current HPI: 191.5183
• 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

+179.2% since first listed

7 events — show timeline

• 2026-06-18 Listed $67,000 BRIGHT MLS
• 2025-07-21 Sold (MLS) $37,500 BRIGHT MLS
• 2025-05-28 Pending — BRIGHT MLS
• 2025-05-15 Price Changed $55,000 BRIGHT MLS
• 2025-04-23 Listed $60,000 BRIGHT MLS
• 2020-09-14 Sold (Public Records) $79,900 Public Records
• 1993-08-10 Sold (Public Records) $24,000 Public Records

Property tax history

+22.5%/yr

Latest (2026): $6,024 · +621.2% YoY. Source: county tax records.