818 E Centre St · Mahanoy City, PA 17948

$99,900

3 bd · 1.0 ba · 1,326 sqft · Townhouse public records · 2 Days on market

Built 1875 1,742 sqft lot

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Why this score? — see what drove the C 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 +20.3/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

2 Unit Apartment Duplex with detached garage presents an outstanding opportunity for both homeowners and investors alike. Configured with two separate living quarters, each unit features its own electrical service, offering flexibility for multigenerational living or income-producing potential. The first-floor unit is currently occupied by a long-term tenant, providing immediate rental income from day one. Live comfortably in one unit while offsetting your mortgage by renting the other, or add this property to your investment portfolio as a smart starter income property. The detached garage provides valuable off-street parking, storage, or workspace. Whether you're a first-time investor loo

Key facts

• Off-street parking
• Detached garage
• Garage

Tags

• TWO SEPARATE LIVING QUARTERS
• OWN ELECTRICAL SERVICE
• DETACHED GARAGE
• OFF-STREET PARKING
• IMMEDIATE RENTAL INCOME

Property features AI

Exterior

• Parking: Detached rear-entry garage (1 car)
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Stick-built construction; Concrete perimeter foundation
• Exterior features: Lot dimensions approximately 13 x 125; Not in a federal flood zone

Interior

• Bedrooms: One bedroom on the main level; One bedroom on the upper level
• Bathrooms: Two full bathrooms (one on the main level and one on the upper level)
• Heating & cooling: Electric baseboard heating; Window air conditioning units; Electric hot water
• Interior features: Daylight full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $72 ($863/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.8% vs local median 11.6% in Mahanoy City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $5k of equity ($691 loan paydown + $4k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $100k implies a 524% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; flood insurance adds $56/mo; built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.30% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $55,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1039 E Pine St	0.14mi	3/2.0	1,300 (-2%)	9mo	$39,000	$30	79
324 E Market St	0.27mi	3/1.5	1,314 (-1%)	12mo	$41,000	$31	74
29 Mahanoy St	0.51mi	4/1.0 (+1)	1,326 (0%)	4mo	$37,000	$28	68
1218 E Centre St	0.22mi	3/1.0	1,176 (-11%)	11mo	$51,500	$44	62
16 E Pine St	0.45mi	3/2.0	1,212 (-9%)	1mo	$72,000	$59	60
114 W Mahanoy St	0.55mi	3/1.0	1,360 (+3%)	12mo	$78,000	$57	60
411 W Spruce St	0.72mi	3/1.0	1,372 (+4%)	2mo	$57,500	$42	58
114 W South St	0.56mi	3/1.0	1,394 (+5%)	10mo	$8,500	$6	57
516 E Mahanoy St	0.20mi	4/1.0 (+1)	1,480 (+12%)	14mo	$110,000	$74	55
221 E Mahanoy St	0.33mi	3/1.5	1,508 (+14%)	10mo	$30,000	$20	51
113 E Mahanoy St	0.40mi	2/1.5 (-1)	1,156 (-13%)	3mo	$36,500	$32	51
309 W Mahanoy St W	0.66mi	3/1.0	1,500 (+13%)	13mo	$65,000	$43	36

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: 13.0%
• Equity multiple: 1.78×
• Total profit: $21,862
• Equity at exit: $50,305

10-year hold

• IRR: 14.4%
• Equity multiple: 3.35×
• Total profit: $65,659
• Equity at exit: $82,004

Cash invested: $27,972 (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 17948

• Home prices YoY: 1.7%
• Active inventory: 43
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$334 /mo · $4,008/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $72

Break-even live

Break-even rent $1,209

Max offer price $99,900

Occupancy floor 89%

Sensitivity live

Price	-10% $129	-5% $100	+0% $72	+5% $44	+10% $15
Rent	-10% $-31	-5% $21	+0% $72	+5% $123	+10% $175
Rate	-1.0pp $122	-0.5pp $97	base $72	+0.5pp $46	+1.0pp $20

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: $24,975
• Closing costs: $2,997
• 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	44d	1	0.27mi

Listing history 6 events

1. 2026-06-21
   statusdays on market $99,900 Active 2 DOM
2. 2026-06-18
   days on market $99,900 Coming Soon 4 DOM
3. 2026-06-17
   days on market $99,900 Coming Soon 3 DOM
4. 2026-06-16
   days on market $99,900 Coming Soon 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $99,900 Coming Soon 1 DOM

ⓘ 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: $4,008 · $334/mo
• Projected year-2 tax: $4,008 · $334/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 3/10 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: −$5,596
• − Property taxes: −$4,008
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,906
• Taxable loss: −$572
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,001/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

+524.4% since first listed

2 events — show timeline

• 2026-06-14 Coming Soon $99,900 BRIGHT MLS
• 2015-07-30 Sold (Public Records) $16,000 Public Records

Property tax history

+15.0%/yr

Latest (2026): $4,008 · +289.0% YoY. Source: county tax records.