409 W Spruce St · Mahanoy City, PA 17948

$159,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 30 Days on market

Built 1885 3,049 sqft lot

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.2/10.0
• 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

Three bedroom home with electric heat, MODERN, BRIGHT kitchen with oak cabinets and sufficient counter space. Large Yard with a one car garage. REDUCED for a quick sale. Mailing Address Continued: Mahanoy City Color: beige Amp: 200

Key facts

• Garage
• Built 1885
• Listed 30 days

Property features AI

Finance

• Other: Fee simple ownership; Lot dimensions approximately 25 x 125; Above-grade finished area estimated at 2,400 sq. ft.; Not in a federal flood zone; Additional parcel(s) associated with the property

Exterior

• Parking: Detached garage (front and rear entry); On-street parking; Off-street parking; One garage space
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Estimated year of major remodel: 2026; Excellent condition
• Construction: Vinyl siding; Block foundation; Architectural shingle and flat roof; Full basement (approximately 75% footprint)
• Exterior features: Deck(s) and porch(es)

Interior

• Bedrooms: Six bedrooms total (five on the first upper level, one on the second upper level)
• Flooring: Wood flooring; Fully carpeted areas
• Bathrooms: One full bathroom; Two half bathrooms (including one on the first upper level and one on the lower level)
• Heating & cooling: Heat pump(s); Baseboard heating (electric and hot water); Wall unit heating; Ductless/mini-split cooling; Electric and leased propane fuel for heating; Electric hot water; 200+ amp electric service
• Interior features: Drywall walls and ceilings; One gas/propane fireplace
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-11 ($-128/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (18.2% below list).
• Recommended offer: $130k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: crime F, commute F, employment 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.
• Zoned schools: Mahanoy Area El Sch (math 13% / reading 34%, grade F, #1,214 of 1,518 statewide, top 80%, 570 students, 100% FRL); Mahanoy Area Jshs (math 8% / reading 17%, grade F, #419 of 437 statewide, top 96%, 485 students, 96% FRL) — zoned schools average 98% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 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 $7k of equity ($1k loan paydown + $6k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $159k implies a 699% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $66,304
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 South St	0.03mi	2/1.0 (-1)	1,164 (-2%)	6mo	$65,000	$56	86
201 Mahanoy St	0.14mi	3/1.0	1,200 (+1%)	9mo	$35,000	$29	84
203 Mahanoy St	0.37mi	2/1.0 (-1)	1,200 (+1%)	9mo	$35,000	$29	68
224 Pine St	0.13mi	2/1.5 (-1)	1,300 (+10%)	6mo	$69,900	$54	66
125 S Main St	0.25mi	3/1.5	1,334 (+13%)	9mo	$190,000	$142	58
703 W Spruce St	0.16mi	2/1.0 (-1)	1,044 (-12%)	24mo	$139,900	$134	48
828 E Railroad St	0.74mi	3/1.5	1,120 (-5%)	11mo	$64,900	$58	45

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: 9.9%
• Equity multiple: 1.60×
• Total profit: $26,513
• Equity at exit: $80,066

10-year hold

• IRR: 11.7%
• Equity multiple: 2.93×
• Total profit: $85,770
• Equity at exit: $130,517

Cash invested: $44,520 (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: 44
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-11

Break-even live

Break-even rent $1,314

Max offer price $157,112

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $34	+0% $-11	+5% $-56	+10% $-101
Rent	-10% $-113	-5% $-62	+0% $-11	+5% $41	+10% $92
Rate	-1.0pp $69	-0.5pp $30	base $-11	+0.5pp $-52	+1.0pp $-94

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: $39,750
• Closing costs: $4,770
• 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	46d	1	0.42mi

Listing history 10 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   status Active
3. 2026-04-12
   status Pending
4. 2026-03-30
   price $159,000
5. 2026-03-21
   listed $169,000 Active
6. 2026-03-06
   historical $169,000
7. 2013-10-18
   soldstatus $19,900 231-char remark

   Show marketing remark (231 chars)

   Three bedroom home with electric heat, MODERN, BRIGHT kitchen with oak cabinets and sufficient counter space. Large Yard with a one car garage. REDUCED for a quick sale. Mailing Address Continued: Mahanoy City Color: beige Amp: 200

8. 2013-10-17
   soldstatus $19,900
9. 2011-04-04
   listed $19,900 231-char remark

   Show marketing remark (231 chars)

   Three bedroom home with electric heat, MODERN, BRIGHT kitchen with oak cabinets and sufficient counter space. Large Yard with a one car garage. REDUCED for a quick sale. Mailing Address Continued: Mahanoy City Color: beige Amp: 200

10. 2011-04-04
    historical 231-char remark

    Show marketing remark (231 chars)

    Three bedroom home with electric heat, MODERN, BRIGHT kitchen with oak cabinets and sufficient counter space. Large Yard with a one car garage. REDUCED for a quick sale. Mailing Address Continued: Mahanoy City Color: beige Amp: 200

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $2,082 · $173/mo
• Expected delta: +$430/yr (+$36/mo · 26.1%)

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

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$8,906
• − Property taxes: −$1,652
• − Insurance: −$795
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,625
• Taxable loss: −$2,874
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $562/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

+699.0% since first listed

10 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-24 Relisted — BRIGHT MLS
• 2026-04-12 Pending — BRIGHT MLS
• 2026-03-30 Price Changed $159,000 BRIGHT MLS
• 2026-03-21 Listed $169,000 BRIGHT MLS
• 2026-03-06 Coming Soon $169,000 BRIGHT MLS
• 2013-10-18 Sold (MLS) $19,900 BRIGHT MLS
• 2013-10-17 Sold (Public Records) $19,900 Public Records
• 2011-04-04 Listing Removed — BRIGHT MLS
• 2011-04-04 Listed $19,900 BRIGHT MLS

Property tax history

+8.9%/yr

Latest (2025): $1,652 · +5.7% YoY. Source: county tax records.