308 South St · Minersville, PA 17954

$39,999

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 4 Days on market

Built 1900

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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 +7.3/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special. 2 bedroom/ 1 bath home on a quiet street. Close to shopping and eateries. Add this to your portfolio. As-is, Cash only sale. Call to schedule a private showing.

Key facts

• Quiet street
• Close to eateries
• Close to shopping

Tags

• QUIET STREET
• CLOSE TO SHOPPING
• CLOSE TO EATERIES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable TV; Oil hot water
• Home design: Detached structure
• Construction: Permanent foundation; Above-grade other structures
• Exterior features: Rear yard; Porch(es)

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (oil)
• Interior features: Estimated living area; Partial basement
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 23.8% vs local median 8.8% in Minersville — 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 70/100 on livability (#742 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: commute F, employment F.
• Minersville Area SD (town): math 21% / reading 50% proficiency, ranked #420 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Minersville Area Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 527 students, 96% FRL) — zoned schools average 96% FRL vs 39% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 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 ($276 loan paydown + $2k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y ago 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 $9k; list at $40k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,999

Questions for the listing agent

1. Built in 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.88% ✓
• Cap rate: 23.85%
• Cash-on-cash: 62.70%
• DSCR: 3.79
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $126,984
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Spruce St	0.15mi	3/1.0 (+1)	926 (+4%)	19mo	$45,000	$49	65
11 Rose Ln	0.41mi	2/1.0	840 (-5%)	13mo	$120,000	$143	61
516 Baker St	0.34mi	2/1.0	984 (+11%)	10mo	$105,000	$107	58
500 Spring St	0.36mi	2/1.5	960 (+8%)	20mo	$157,000	$164	51

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

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.2%
• Equity multiple: 5.08×
• Total profit: $45,746
• Equity at exit: $21,825

10-year hold

• IRR: 67.4%
• Equity multiple: 10.51×
• Total profit: $106,552
• Equity at exit: $36,989

Cash invested: $11,200 (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 17954

• Home prices YoY: 2.3%
• Active inventory: 38
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $585

Break-even live

Break-even rent $409

Max offer price $39,999

Occupancy floor 44%

Sensitivity live

Price	-10% $608	-5% $597	+0% $585	+5% $574	+10% $563
Rent	-10% $494	-5% $540	+0% $585	+5% $631	+10% $676
Rate	-1.0pp $605	-0.5pp $595	base $585	+0.5pp $575	+1.0pp $564

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Laurel St Minersville, PA	3.0	2.0	1059	$1,150	$1.09	45d	1	0.31mi

Listing history 9 events

1. 2026-05-19
   listed $39,999 Active
2. 2014-03-31
   historical
3. 2014-03-31
   historical
4. 2014-02-26
   listed $20,000
5. 2014-02-26
   listed $20,000
6. 2013-02-16
   soldstatus $8,700
7. 2003-09-21
   historical
8. 2003-04-05
   listed $34,999
9. 1994-08-11
   soldstatus $26,900

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,800
• − Mortgage interest: −$2,241
• − Property taxes: −$1,162
• − Insurance: −$200
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,164
• Taxable income: $6,825
• Est. tax owed @ 24.0%: −$1,638
• After-tax cash flow: $5,384/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: Minersville Area SD
• NCES district ID: 4215510
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $40,865
• Composite: 29.77/100
• National rank: #6433
• State rank: #420 of 539 in PA

Livability — Minersville

• Score: 70/100
• State rank: #742
• US rank: #7439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minersville, PA
• City population: 27,121
• Population (ZIP): 4,564

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% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Puerto Rican 11%
• Common ancestry: Polish 5% Romanian 5% Subsaharan African 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▲ 4.65%
• Current HPI: 209.7647
• 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

+48.7% since first listed

9 events — show timeline

• 2026-05-19 Listed $39,999 BRIGHT MLS
• 2014-03-31 Listing Removed — GLVRMLS
• 2014-03-31 Listing Removed — BRIGHT MLS
• 2014-02-26 Listed $20,000 GLVRMLS
• 2014-02-26 Listed $20,000 BRIGHT MLS
• 2013-02-16 Sold (Public Records) $8,700 Public Records
• 2003-09-21 Listing Removed — BRIGHT MLS
• 2003-04-05 Listed $34,999 BRIGHT MLS
• 1994-08-11 Sold (Public Records) $26,900 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,162 · +5.6% YoY. Source: county tax records.