26 & 28 W Market St · Mahanoy City, PA 17948

$39,200

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 25 Days on market

Built 1900 871 sqft lot $34/sqft · 41% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Full Renovation Opportunity Two Property Package 26 & 28 W Market St offers a value-add opportunity for investors, flippers, or buyers looking for their next project. Built in 1900, this traditional two-story row home offers approximately 2,304 sq ft with 4 bedrooms and 2 bathrooms, providing a solid footprint ready for a complete transformation. The property requires a full gut renovation, making it best suited for experienced investors ready to reposition the asset. Once renovated, the layout and square footage offer strong potential for resale or long-term rental income. Located on W Market Street, tenants benefit from a walkable location close to local shops, restaurants, and everyday conveniences. The property also offers quick access to Route 209, Route 61, and Interstate 81, making travel throughout Schuylkill County and into the Lehigh Valley convenient for commuters. Parking includes on-street parking plus one assigned space, an added benefit in a row home setting. If you're looking for a true value-add project with upside, this two-property package is ready for its next chapter.

Key facts

• Walkable location
• Parking
• Built 1900

Tags

• FULL RENOVATION OPPORTUNITY
• VALUE-ADD OPPORTUNITY
• WALKABLE LOCATION
• QUICK ACCESS TO ROUTE 209
• QUICK ACCESS TO ROUTE 61
• QUICK ACCESS TO INTERSTATE 81

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.8% vs local median 11.6% in Mahanoy City — 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 65/100 on livability (#1,129 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime F, commute F.
• Mahanoy Area SD (town): math 11% / reading 30% proficiency, ranked #494 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($271 loan paydown + $2k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,612 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.32% ✓
• Cap rate: 28.82%
• Cash-on-cash: 80.45%
• DSCR: 4.58
• GRM: 2.5

CMA / ARV

• ARV (median comp): $131,951
• List price: $39,200
• Delta: -70.29%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 South St	0.21mi	2/1.0	1,164 (+1%)	6mo	$65,000	$56	83
203 Mahanoy St	0.16mi	2/1.0	1,200 (+4%)	9mo	$35,000	$29	78
201 Mahanoy St	0.10mi	3/1.0 (+1)	1,200 (+4%)	9mo	$35,000	$29	76
224 Pine St	0.12mi	2/1.5	1,300 (+13%)	6mo	$69,900	$54	66
828 E Railroad St	0.52mi	3/1.5 (+1)	1,120 (-3%)	11mo	$64,900	$58	55
703 W Spruce St	0.38mi	2/1.0	1,044 (-9%)	24mo	$139,900	$134	47
1238 Market St	0.74mi	3/1.5 (+1)	1,215 (+6%)	18mo	$47,000	$39	34

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 79.8%
• Equity multiple: 5.56×
• Total profit: $50,104
• Equity at exit: $19,739

10-year hold

• IRR: 78.6%
• Equity multiple: 11.51×
• Total profit: $115,380
• Equity at exit: $32,178

Cash invested: $10,976 (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 17948

• Home prices YoY: 1.7%
• Active inventory: 43
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$206
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$16
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $680

Break-even live

Break-even rent $439

Max offer price $39,200

Occupancy floor 43%

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: $9,800
• Closing costs: $1,176
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E Market St Mahanoy City, PA	3.0	1.5	1314	$1,300	$0.99	43d	1	0.23mi

Listing history 2 events

1. 2026-05-04
   status Pending 1111-char remark

   Show marketing remark (1111 chars)

   Full Renovation Opportunity Two Property Package 26 & 28 W Market St offers a value-add opportunity for investors, flippers, or buyers looking for their next project. Built in 1900, this traditional two-story row home offers approximately 2,304 sq ft with 4 bedrooms and 2 bathrooms, providing a solid footprint ready for a complete transformation. The property requires a full gut renovation, making it best suited for experienced investors ready to reposition the asset. Once renovated, the layout and square footage offer strong potential for resale or long-term rental income. Located on W Market Street, tenants benefit from a walkable location close to local shops, restaurants, and everyday conveniences. The property also offers quick access to Route 209, Route 61, and Interstate 81, making travel throughout Schuylkill County and into the Lehigh Valley convenient for commuters. Parking includes on-street parking plus one assigned space, an added benefit in a row home setting. If you're looking for a true value-add project with upside, this two-property package is ready for its next chapter.

2. 2026-04-09
   listed $39,200 Active 1111-char remark

   Show marketing remark (1111 chars)

   Full Renovation Opportunity Two Property Package 26 & 28 W Market St offers a value-add opportunity for investors, flippers, or buyers looking for their next project. Built in 1900, this traditional two-story row home offers approximately 2,304 sq ft with 4 bedrooms and 2 bathrooms, providing a solid footprint ready for a complete transformation. The property requires a full gut renovation, making it best suited for experienced investors ready to reposition the asset. Once renovated, the layout and square footage offer strong potential for resale or long-term rental income. Located on W Market Street, tenants benefit from a walkable location close to local shops, restaurants, and everyday conveniences. The property also offers quick access to Route 209, Route 61, and Interstate 81, making travel throughout Schuylkill County and into the Lehigh Valley convenient for commuters. Parking includes on-street parking plus one assigned space, an added benefit in a row home setting. If you're looking for a true value-add project with upside, this two-property package is ready for its next chapter.

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $15,600
• − Mortgage interest: −$2,196
• − Property taxes: −$831
• − Insurance: −$862
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,140
• Taxable income: $8,074
• Est. tax owed @ 24.0%: −$1,938
• After-tax cash flow: $6,226/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: Mahanoy Area SD
• NCES district ID: 4214430
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 30% ▼ -13.00%
• Median HH income: $36,347
• Composite: 16.95/100
• National rank: #9136
• State rank: #494 of 539 in PA

Livability — Mahanoy City

• Score: 65/100
• State rank: #1129
• US rank: #12973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mahanoy City, PA
• Population (ZIP): 4,124

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 15% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 8%
• Common ancestry: Romanian 9% Iranian 3% Hungarian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Arabic 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: ▲ 3.94%
• Current HPI: 234.7484
• 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

2 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-09 Listed $39,200 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $831 · +5.7% YoY. Source: county tax records.