321 Cherry St · Minersville, PA 17954

$95,900

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 211 Days on market

Built 1909 1,742 sqft lot $64/sqft · 22% below area Est $124k · 22% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• Appreciation +7.3/10.0
• 1% rule +7.0/10.0
• 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

Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

Key facts

• 1,742 sq ft lot
• Built 1909
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (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 ($663 loan paydown + $4k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $39k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $96k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1909 — 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: 1.20% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (median comp): $123,629
• List price: $95,900
• Delta: -22.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Baker St	0.18mi	3/2.0	1,579 (+5%)	7mo	$179,900	$114	73
235 Carbon St	0.20mi	3/1.0	1,458 (-3%)	18mo	$75,000	$51	71
405 Delaware Ave N	0.06mi	4/1.0 (+1)	1,402 (-7%)	12mo	$150,000	$107	71
419 Coal St	0.42mi	3/1.5	1,490 (-1%)	10mo	$165,000	$111	69
233 S South St	0.29mi	3/1.5	1,640 (+9%)	5mo	$129,000	$79	66
39 Westwood St	0.23mi	3/1.0	1,400 (-7%)	17mo	$124,000	$89	63
215 S 4th St	0.41mi	4/1.5 (+1)	1,586 (+6%)	5mo	$115,000	$73	60
325 Lewis St	0.28mi	3/1.0	1,302 (-13%)	7mo	$81,000	$62	59
2 E Edgar Lewis St	0.56mi	3/1.5	1,600 (+6%)	5mo	$243,000	$152	58
447-449 S 3rd St	0.55mi	4/2.5 (+1)	1,525 (+1%)	11mo	$124,000	$81	52
424 Pottsville St	0.56mi	2/1.5 (-1)	1,614 (+7%)	4mo	$140,000	$87	51
323 Hickory St	0.51mi	4/1.0 (+1)	1,320 (-12%)	9mo	$144,500	$109	43

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: 20.9%
• Equity multiple: 2.30×
• Total profit: $34,824
• Equity at exit: $52,327

10-year hold

• IRR: 20.8%
• Equity multiple: 4.49×
• Total profit: $93,664
• Equity at exit: $88,683

Cash invested: $26,852 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $229

Break-even live

Break-even rent $860

Max offer price $95,900

Occupancy floor 75%

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: $23,975
• Closing costs: $2,877
• 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	44d	1	0.60mi

Listing history 19 events

1. 2026-05-09
   status Pending 940-char remark

   Show marketing remark (940 chars)

   Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

2. 2026-05-07
   historical 940-char remark

   Show marketing remark (940 chars)

   Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

3. 2026-05-04
   price $95,900 940-char remark

   Show marketing remark (940 chars)

   Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

4. 2026-03-17
   price $109,900 940-char remark

   Show marketing remark (940 chars)

   Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

5. 2026-02-10
   price $119,900 940-char remark

   Show marketing remark (940 chars)

   Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

6. 2025-10-30
   price $125,000 940-char remark

   Show marketing remark (940 chars)

   Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

7. 2025-10-09
   status Active 940-char remark

   Show marketing remark (940 chars)

   Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

8. 2025-10-02
   historical 940-char remark

   Show marketing remark (940 chars)

   Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

9. 2025-10-02
   listed $135,000 Active 940-char remark

   Show marketing remark (940 chars)

   Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

10. 2025-09-03
    historical $135,000 940-char remark

    Show marketing remark (940 chars)

    Charming Single-Family Home! Step onto the inviting covered front porch—perfect for relaxing and enjoying the evening. Inside, you'll find a spacious living room with plenty of room to accommodate your favorite furniture. The formal dining room is conveniently located between the kitchen and living area, ideal for entertaining. The oversized eat-in kitchen features abundant floor-to-ceiling cabinetry for exceptional storage, and all appliances—including the washer and dryer—are included. Upstairs, you’ll find three comfortable bedrooms, each with its own closet, along with a full hall bath. The finished attic offers a large fourth bedroom complete with heating and a walk-in cedar closet. The walk-out basement includes built-in storage and provides easy access to the backyard and a sizable storage shed. Located within walking distance to downtown, shops, food and more. Move-in ready with plenty of charm!

11. 2020-05-21
    historical
12. 2020-05-15
    status Active
13. 2020-05-05
    historical Active Under Contract
14. 2020-03-20
    listed $56,000 Active
15. 2019-05-07
    soldstatus $49,000
16. 2019-04-29
    soldstatus $49,000 Closed
17. 2019-03-15
    status Pending
18. 2019-01-21
    price $49,900
19. 2018-09-24
    listed $54,900 Active

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $1,639 · $137/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: −$5,372
• − Property taxes: −$1,639
• − Insurance: −$480
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,790
• Taxable income: $1,312
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,434/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

+74.7% since first listed

19 events — show timeline

• 2026-05-09 Pending — BRIGHT MLS
• 2026-05-07 Listing Removed — BRIGHT MLS
• 2026-05-04 Price Changed $95,900 BRIGHT MLS
• 2026-03-17 Price Changed $109,900 BRIGHT MLS
• 2026-02-10 Price Changed $119,900 BRIGHT MLS
• 2025-10-30 Price Changed $125,000 BRIGHT MLS
• 2025-10-09 Relisted — BRIGHT MLS
• 2025-10-02 Listing Removed — BRIGHT MLS
• 2025-10-02 Listed $135,000 BRIGHT MLS
• 2025-09-03 Coming Soon $135,000 BRIGHT MLS
• 2020-05-21 Listing Removed — BRIGHT MLS
• 2020-05-15 Relisted — BRIGHT MLS
• 2020-05-05 Contingent — BRIGHT MLS
• 2020-03-20 Listed $56,000 BRIGHT MLS
• 2019-05-07 Sold (Public Records) $49,000 Public Records
• 2019-04-29 Sold (MLS) $49,000 BRIGHT MLS
• 2019-03-15 Pending — BRIGHT MLS
• 2019-01-21 Price Changed $49,900 BRIGHT MLS
• 2018-09-24 Listed $54,900 BRIGHT MLS

Property tax history

+5.7%/yr

Latest (2025): $1,639 · +5.6% YoY. Source: county tax records.