Buy & Hold Overview:
Current
- Vacant
Projected
- Units: 2
- Gross Rents: $2000
- Annual NOI: Cash Purchase: $20,279.04 ; Loan Purchase: $12,700.02
- Cap Rate: 16.5%
- Cash on Cash Return: 41%
- ARV (After Repair Value): $126,500
- Repair Estimate: $73,000
- Equity After Stabilized: 23%
Highlights:
- Duplex
- 3 bed each side
- Great Cap & Cash on Cash
- Low Entry Cost
This affordable duplex in Girardville, PA features 3-bedroom units on each side, offering strong rental potential in a market with a low cost of living and steady demand for housing. With a great cap rate and cash-on-cash return, this property is a prime opportunity for investors looking to maximize returns with minimal upfront costs. While repairs are needed, the investment is well-positioned in a historic coal-region town with access to local amenities, nearby job markets, and a tight-knit community atmosphere.
Photos Link:
*GIS Map and Floor Plans Included
https://photos.app.goo.gl/m2LYir1AMENDSbQ3A
Current & Estimated Rental Analysis:
https://docs.google.com/spreadsheets/d/1ipWM5sPRExgQ5iDWRaeumV-5Ssd5nyz0Orq-E68ZS80/edit?usp=sharing
Utilities:
- Heat: split
- Electric: split
- Water/Sewer: split
Repair Estimate:
*provided by Marc Nespoli, licensed PA real estate agent and investor
Total Estimated Repair Range: $73,000
Property Details:
- Beds: 6
- Baths: 2
- Total Rooms: 12
- Square Footage: 2703 SF
- Lot Size: .25 acre
- Year Built: 1928
- Zoning: Residential
- Heat: electric baseboard
- Electric: 200 amp, separate meters
- Plumbing: needs updated
- Water: public, separate meters
- Sewer: public
- Roof: 2010, shingle, good condition
- Foundation: poured concrete
- Windows: older wood
- Water Heater: 2006
- Garage: none
- Features: street parking
- Flooring: needs updated
- Flood Zone: no
- Mold Noted: yes
- Water Damage: yes
- Taxes: $1161
- Municipality: Girardville Borough
Comparable Sales/CMA:
*we recommend any potential investor do their own due diligence and use these as a point of reference only
ARV (After Repair Value) Comps:
https://www.realtor.com/realestateandhomes-detail/223-A-St_Girardville_PA_17935_M36893-17865
3 bed, 1 bath, 1,480 sqft
ARV, row home
PPSF (Price Per Square Foot): $47.3
| Date | Event | Price |
| 11/18/2024 | Sold | $70,000 |
https://www.zillow.com/homedetails/30-E-Ogden-St-Girardville-PA-17935/93702134_zpid/
4 beds, 1 bath, 1,433 sqft
Mid Range ARV, partially attached
PPSF (Price Per Square Foot): $40.5
| Date | Event | Price |
| 11/1/2024 | Sold | $58,000 |
3,Beds, 1.5 Bath, 1,320 sqft
Low-End ARV, partially attached
PPSF (Price Per Square Foot): $47.7
| Date | Event | Price |
| 9/9/2024 | Sold | $63,000 |
https://www.zillow.com/homedetails/103-S-William-St-Girardville-PA-17935/445855768_zpid/
3 bed, 1.5 bath, 1350 sqft
ARV Comp, partially attached
PPSF (Price Per Square Foot): $51.7
| Date | Event | Price |
| 6/28/2024 | Sold | $69,900 |
ARV (After Repair Value) Estimate:
*Limited Duplex Comp Data; Due Diligence Advised
Average PPSF: $46.8
Subject Property Sqft: 2703
ARV Estimate: $126,500
Estimated Market Rents:
- Average Rents
- 3 bed 1 bath: $900 – $1200
- This is based on Facebook rental listings, zillow rental listings, and standard section 8 rates in the area for 3 bed 1 bath apartments
- Section 8 Rents Link:
- This is based on Facebook rental listings, zillow rental listings, and standard section 8 rates in the area for 3 bed 1 bath apartments
- 3 bed 1 bath: $900 – $1200
Town Overview:
Girardville, PA, is a small borough in Schuylkill County, known for its rich coal mining history and strong Irish-American heritage. Once a bustling mining town, it now offers a glimpse into Pennsylvania’s industrial past with a close-knit community atmosphere.
- Economic/Jobs: Girardville, Pennsylvania’s economy has transitioned from its coal mining roots to a diverse mix of sectors, with healthcare, manufacturing, retail, and education playing significant roles in the local job market. The area has faced economic challenges but continues to work towards revitalization and growth.
- Education: Girardville, Pennsylvania, is served by the North Schuylkill School District, which operates North Schuylkill Elementary School (grades K–6) and North Schuylkill Junior/Senior High School (grades 7–12), both located in nearby Ashland. Historically, Girardville had its own schools, such as Girardville High School, but these have since been consolidated into the North Schuylkill School District.
- Lifestyle & Amenities: Girardville, Pennsylvania, offers a tranquil lifestyle characterized by a tight-knit community and affordable housing, with a cost of living approximately 16% lower than the state average. Residents enjoy outdoor activities such as hiking, fishing, and birdwatching, thanks to the surrounding natural landscapes. While local amenities include small shops and restaurants, residents often travel to nearby towns for specialized services and higher education opportunities.
- Transport Links: Girardville, Pennsylvania, is primarily served by Pennsylvania Route 54 (PA 54), a key state highway that traverses the borough, connecting it to nearby communities and facilitating regional travel.
Contact Us to Schedule a Walkthrough:
The Melito & Koch Team
- Team Line: 814-201-6172
- Email: jay@melitoandkoch.com
- Website: melitoandkoch.com
- Facebook: The Melito & Koch Team
Disclosures
- ORAL CONSUMER NOTICE:
- The Real Estate Law requires that I provide you with a written notice that describes the various business relationship choices that you may have with a real estate licensee. Since we are discussing real estate without you having the benefit of the consumer notice, I have the duty to advise you that any information you give me at this time is not considered to be confidential, and any information you give me will not be considered confidential unless and until you and I enter into a business relationship. At our first meeting I will provide you with a written consumer notice which explains those business relationships and my corresponding duties to you.
- HOLD HARMLESS ACKNOWLEDGEMENT:
- The information contained in this email, including attachments, is confidential and may be legally privileged. It is intended solely for the use of the individual or entity to whom it is addressed. If you are not the intended recipient, please notify the sender immediately and delete this email. Real estate investment carries inherent risk, and this email does not constitute legal or financial advice. While I strive to provide accurate and up-to-date information, I make no warranties regarding the correctness of the data or the viability of the investment strategies discussed. By using the information provided, you agree to hold harmless The Morrow Wargo Group, Realty ONE Group Supreme, or any other entity related to our relationship- for any reliance on the content of this correspondence. Investment decisions should be made based on your own due diligence and consultation with financial and legal advisors. As a real estate agent, I provide services to assist in purchasing properties and analyzing data; however, the ultimate responsibility for investment decisions lies with the investor.
- DUE DILIGENCE:
- This deal must be analyzed individually. Investment returns are not guaranteed. All investors should conduct their due diligence. The Melito & Koch Team, Realty ONE Group Supreme, and associated parties are not liable for any inaccuracies or reliance on this information.
