435 Hotel St · Pottsville, PA 17901

$64,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 95 Days on market

Built 1800 2,178 sqft lot $54/sqft · 44% below area Est $117k · 44% under ↓ 34% since listing

---

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
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your imagination and work gloves. Make this single home all yours !! . Located on the edge of town, but very close to bus station, stores and restaurants. . Newer roof, and undated wiring throughout , newer carpet in living and dining rooms. .No walkthru bedrooms . Laundry room on first floor . Everything is fully functioning !! Furnace is in great shape with super efficient gas heat !! Owner will be removing contents. Wood pellet stove does not stay. .

Key facts

• Updated wiring
• Newer roof
• Laundry room

Tags

• NEWER ROOF
• UPDATED WIRING
• NEWER CARPET
• LAUNDRY ROOM
• FURNACE IN GREAT SHAPE
• SUPER EFFICIENT GAS HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 5.7% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.11% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.26%
• DSCR: 2.84
• GRM: 3.9

CMA / ARV

• ARV (median comp): $116,843
• List price: $64,900
• Delta: -44.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Boone St	0.24mi	3/1.0	1,171 (-3%)	16mo	$132,000	$113	71
617 Schuylkill Ave	0.34mi	3/1.0	1,144 (-5%)	10mo	$180,000	$157	67
512 W Savory St	0.45mi	3/1.0	1,152 (-4%)	8mo	$80,000	$69	65
707 Pierce St	0.34mi	3/2.0	1,210 (+0%)	22mo	$155,000	$128	61
331 E Arch St	0.54mi	3/1.0	1,300 (+8%)	11mo	$80,000	$62	52
652 Mauch Chunk St	0.53mi	3/2.0	1,140 (-5%)	12mo	$199,900	$175	52
1023 W Schuylkill	0.51mi	3/1.0	1,053 (-12%)	4mo	$90,000	$85	52
239 Pierce St	0.23mi	3/2.0	1,380 (+15%)	14mo	$130,000	$94	49
212 Anderson St	0.59mi	3/1.5	1,331 (+10%)	12mo	$192,000	$144	42
226 W Bacon St	0.71mi	2/1.0 (-1)	1,232 (+2%)	22mo	$60,000	$49	40
224 Main St	0.58mi	2/1.0 (-1)	1,104 (-8%)	22mo	$235,000	$213	36
526 E Market St	0.65mi	3/1.0	1,067 (-11%)	22mo	$130,000	$122	32

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: 40.9%
• Equity multiple: 2.82×
• Total profit: $33,124
• Equity at exit: $9,677

10-year hold

• IRR: 48.4%
• Equity multiple: 6.32×
• Total profit: $96,764
• Equity at exit: $5,611

Cash invested: $18,172 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$340
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $625

Break-even live

Break-even rent $579

Max offer price $64,900

Occupancy floor 49%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Adams St Pottsville, PA	3.0	1.0	1104	$1,350	$1.22	43d	1	0.47mi
909 Mahantongo St Unit 1 Pottsville, PA	2.0	1.0	1100	$1,200	$1.09	43d	1	0.49mi
119 S 11th St Pottsville, PA	3.0	1.5	1140	$1,450	$1.27	43d	1	0.54mi
321 N 3rd St Pottsville, PA	4.0	1.5	1260	$1,400	$1.11	43d	1	0.58mi
525 E Market St Pottsville, PA	4.0	1.0	1120	$1,250	$1.12	43d	1	0.61mi
631 W Race St Pottsville, PA	3.0	1.0	1340	$1,200	$0.90	43d	1	0.62mi
517 E Arch St Pottsville, PA	4.0	1.0	1000	$1,350	$1.35	43d	1	0.63mi
536 E Arch St Pottsville, PA	2.0	1.0	1360	$975	$0.72	43d	1	0.69mi
8 N Wolfe St Pottsville, PA	3.0	1.0	1260	$1,795	$1.42	43d	1	0.71mi
210 Harrison St Pottsville, PA	3.0	1.0	1078	$1,200	$1.11	43d	1	0.73mi

Listing history 11 events

1. 2026-06-03
   status $64,900 Pending 95 DOM
2. 2026-06-02
   days on market $64,900 Active 95 DOM
3. 2026-06-01
   days on market $64,900 Active 94 DOM
4. 2026-05-31
   days on market $64,900 Active 93 DOM
5. 2026-05-31
   days on market $64,900 Active 92 DOM
6. 2026-04-03
   price $64,900 463-char remark

   Show marketing remark (463 chars)

   Bring your imagination and work gloves. Make this single home all yours !! . Located on the edge of town, but very close to bus station, stores and restaurants. . Newer roof, and undated wiring throughout , newer carpet in living and dining rooms. .No walkthru bedrooms . Laundry room on first floor . Everything is fully functioning !! Furnace is in great shape with super efficient gas heat !! Owner will be removing contents. Wood pellet stove does not stay. .

7. 2026-02-27
   listed $69,900 Active 463-char remark

   Show marketing remark (463 chars)

   Bring your imagination and work gloves. Make this single home all yours !! . Located on the edge of town, but very close to bus station, stores and restaurants. . Newer roof, and undated wiring throughout , newer carpet in living and dining rooms. .No walkthru bedrooms . Laundry room on first floor . Everything is fully functioning !! Furnace is in great shape with super efficient gas heat !! Owner will be removing contents. Wood pellet stove does not stay. .

8. 2026-02-26
   historical
9. 2026-02-10
   price $84,000
10. 2026-02-03
    price $89,000
11. 2026-01-22
    listed $99,000 Active

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,079 · $90/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 7 d/yr ≥96°F today · 15 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: $16,436
• − Mortgage interest: −$3,635
• − Property taxes: −$1,079
• − Insurance: −$324
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$1,888
• Taxable income: $6,880
• Est. tax owed @ 24.0%: −$1,651
• After-tax cash flow: $5,846/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

-34.4% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $64,900 BRIGHT MLS
• 2026-02-27 Listed $69,900 BRIGHT MLS
• 2026-02-26 Listing Removed — BRIGHT MLS
• 2026-02-10 Price Changed $84,000 BRIGHT MLS
• 2026-02-03 Price Changed $89,000 BRIGHT MLS
• 2026-01-22 Listed $99,000 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $1,079 · +8.6% YoY. Source: county tax records.