231 Laurel St · Minersville, PA 17954

$98,900

4 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 213 Days on market

Built 1910 5,227 sqft lot $81/sqft · at area comps Est $102k · at est.

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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 +25.0/30.0
• ARV discount +9.0/15.0
• DSCR +8.2/10.0
• Appreciation +7.3/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover a prime investment opportunity in the heart of Minersville! This charming 4-bedroom, 1-bathroom traditional home, built in 1910, offers a solid foundation for your real estate portfolio. With an average condition and an unfinished basement, this property is a blank canvas ready for your vision-perfect for renovations that can significantly increase its value. Set on a manageable 0.12-acre lot, the spacious driveway accommodates multiple vehicles, enhancing its rental/ownership appeal. Imagine transforming this property into a cozy rental or a flip project that capitalizes on the growing demand in the area. With no HOA fees and a strategic location, this residence promises potential cash flow and appreciation. Don't miss your chance to invest in a property with endless possibilities-seize this opportunity to build your wealth today! Owner has been completing renovations to house! Motivated Sellers!

Key facts

• Manageable lot
• Unfinished basement
• No hoa fees

Tags

• UNFINISHED BASEMENT
• MANAGEABLE LOT
• SPACIOUS DRIVEWAY
• NO HOA FEES
• STRATEGIC LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

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: schools C-, 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.
• 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 $5k of equity ($684 loan paydown + $5k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $27k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $99k implies a 1136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $102,295
• List price: $98,900
• Delta: -3.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Middle St	0.17mi	3/1.0 (-1)	1,200 (-2%)	13mo	$19,000	$16	73
325 Washington St	0.30mi	3/1.0 (-1)	1,204 (-2%)	7mo	$175,650	$146	72
325 Lewis St	0.21mi	3/1.0 (-1)	1,302 (+6%)	7mo	$81,000	$62	69
323 Hickory St	0.25mi	4/1.0	1,320 (+8%)	9mo	$144,500	$109	68
201 Arlene St	0.54mi	3/1.0 (-1)	1,232 (+1%)	6mo	$250,000	$203	64
401 Spring St	0.25mi	3/1.5 (-1)	1,136 (-7%)	11mo	$180,000	$158	61
227 Llewellyn Rd	0.47mi	3/1.0 (-1)	1,171 (-4%)	20mo	$50,000	$43	49
405 Delaware Ave N	0.39mi	4/1.0	1,402 (+14%)	12mo	$150,000	$107	48
39 Westwood St	0.20mi	3/1.0 (-1)	1,400 (+14%)	18mo	$124,000	$89	47

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: 20.2%
• Equity multiple: 2.25×
• Total profit: $34,636
• Equity at exit: $53,964

10-year hold

• IRR: 20.1%
• Equity multiple: 4.39×
• Total profit: $93,820
• Equity at exit: $91,457

Cash invested: $27,692 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $216

Break-even live

Break-even rent $876

Max offer price $98,900

Occupancy floor 76%

Sensitivity live

Price	-10% $272	-5% $244	+0% $216	+5% $188	+10% $160
Rent	-10% $125	-5% $171	+0% $216	+5% $262	+10% $307
Rate	-1.0pp $266	-0.5pp $241	base $216	+0.5pp $191	+1.0pp $165

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: $24,725
• Closing costs: $2,967
• 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	0.21mi

Listing history 14 events

1. 2026-05-31
   days on market $98,900 Active 213 DOM
2. 2026-02-27
   price $98,900 921-char remark

   Show marketing remark (921 chars)

   Discover a prime investment opportunity in the heart of Minersville! This charming 4-bedroom, 1-bathroom traditional home, built in 1910, offers a solid foundation for your real estate portfolio. With an average condition and an unfinished basement, this property is a blank canvas ready for your vision-perfect for renovations that can significantly increase its value. Set on a manageable 0.12-acre lot, the spacious driveway accommodates multiple vehicles, enhancing its rental/ownership appeal. Imagine transforming this property into a cozy rental or a flip project that capitalizes on the growing demand in the area. With no HOA fees and a strategic location, this residence promises potential cash flow and appreciation. Don't miss your chance to invest in a property with endless possibilities-seize this opportunity to build your wealth today! Owner has been completing renovations to house! Motivated Sellers!

3. 2026-02-05
   price $105,500 921-char remark

   Show marketing remark (921 chars)

   Discover a prime investment opportunity in the heart of Minersville! This charming 4-bedroom, 1-bathroom traditional home, built in 1910, offers a solid foundation for your real estate portfolio. With an average condition and an unfinished basement, this property is a blank canvas ready for your vision-perfect for renovations that can significantly increase its value. Set on a manageable 0.12-acre lot, the spacious driveway accommodates multiple vehicles, enhancing its rental/ownership appeal. Imagine transforming this property into a cozy rental or a flip project that capitalizes on the growing demand in the area. With no HOA fees and a strategic location, this residence promises potential cash flow and appreciation. Don't miss your chance to invest in a property with endless possibilities-seize this opportunity to build your wealth today! Owner has been completing renovations to house! Motivated Sellers!

4. 2026-01-18
   price $109,900 921-char remark

   Show marketing remark (921 chars)

   Discover a prime investment opportunity in the heart of Minersville! This charming 4-bedroom, 1-bathroom traditional home, built in 1910, offers a solid foundation for your real estate portfolio. With an average condition and an unfinished basement, this property is a blank canvas ready for your vision-perfect for renovations that can significantly increase its value. Set on a manageable 0.12-acre lot, the spacious driveway accommodates multiple vehicles, enhancing its rental/ownership appeal. Imagine transforming this property into a cozy rental or a flip project that capitalizes on the growing demand in the area. With no HOA fees and a strategic location, this residence promises potential cash flow and appreciation. Don't miss your chance to invest in a property with endless possibilities-seize this opportunity to build your wealth today! Owner has been completing renovations to house! Motivated Sellers!

5. 2025-10-29
   listed $125,500 Active 921-char remark

   Show marketing remark (921 chars)

   Discover a prime investment opportunity in the heart of Minersville! This charming 4-bedroom, 1-bathroom traditional home, built in 1910, offers a solid foundation for your real estate portfolio. With an average condition and an unfinished basement, this property is a blank canvas ready for your vision-perfect for renovations that can significantly increase its value. Set on a manageable 0.12-acre lot, the spacious driveway accommodates multiple vehicles, enhancing its rental/ownership appeal. Imagine transforming this property into a cozy rental or a flip project that capitalizes on the growing demand in the area. With no HOA fees and a strategic location, this residence promises potential cash flow and appreciation. Don't miss your chance to invest in a property with endless possibilities-seize this opportunity to build your wealth today! Owner has been completing renovations to house! Motivated Sellers!

6. 2022-06-01
   historical
7. 2022-03-21
   price $24,999
8. 2022-03-11
   listed $29,999 Active
9. 2012-04-25
   soldstatus $8,000
10. 2012-04-25
    soldstatus $8,000
11. 2012-04-25
    soldstatus $8,000
12. 2011-01-10
    historical
13. 2011-01-10
    listed $8,000
14. 2011-01-10
    listed

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,800
• − Mortgage interest: −$5,540
• − Property taxes: −$1,589
• − Insurance: −$494
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,877
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,333/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

+1136.2% since first listed

13 events — show timeline

• 2026-02-27 Price Changed $98,900 BRIGHT MLS
• 2026-02-05 Price Changed $105,500 BRIGHT MLS
• 2026-01-18 Price Changed $109,900 BRIGHT MLS
• 2025-10-29 Listed $125,500 BRIGHT MLS
• 2022-06-01 Listing Removed — BRIGHT MLS
• 2022-03-21 Price Changed $24,999 BRIGHT MLS
• 2022-03-11 Listed $29,999 BRIGHT MLS
• 2012-04-25 Sold (Public Records) $8,000 Public Records
• 2012-04-25 Sold (MLS) $8,000 TREND
• 2012-04-25 Sold (MLS) $8,000 BRIGHT MLS
• 2011-01-10 Listed — TREND
• 2011-01-10 Listed $8,000 BRIGHT MLS
• 2011-01-10 Listing Removed — BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2025): $1,589 · +5.6% YoY. Source: county tax records.