31 Village Rd · West Mahanoy, PA 17946

$99,900

4 bd · 1.5 ba · 1,792 sqft · SingleFamily · 63 Days on market

Built 1931 7,405 sqft lot $56/sqft · 132% above area ↓ 17% since listing

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

If you're looking for a home out of all the hustle & bustle this home has the prefect setting. Mountain views and a quiet small town feel is what this property offers. This home has almost 1800 sq ft of living area consisting of 4 bedrooms and 1 1/2 baths with the half bath being on the main level. There is a large basement for storage as well as a full walk up attic. Out back there is an oversized 2 car detached garage 24 X 24 and there is also OSP available. Immediate possession available!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1931

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Shenandoah Valley SD (town): math 20% / reading 38% proficiency, ranked #454 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — 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: 1.30% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $43,064
• List price: $99,900
• Delta: 131.98%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Mount Olive Blvd	0.54mi	3/1.0 (-1)	1,950 (+9%)	13mo	$33,000	$17	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.2%
• Equity multiple: 2.20×
• Total profit: $33,679
• Equity at exit: $44,919

10-year hold

• IRR: 22.3%
• Equity multiple: 4.20×
• Total profit: $89,630
• Equity at exit: $69,226

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 17946

• Active inventory: 1
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $340

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $409	-5% $374	+0% $340	+5% $305	+10% $270
Rent	-10% $237	-5% $288	+0% $340	+5% $391	+10% $443
Rate	-1.0pp $390	-0.5pp $365	base $340	+0.5pp $314	+1.0pp $287

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: —

Listing history 21 events

1. 2026-06-16
   status $99,900 Pending 63 DOM
2. 2026-06-15
   days on market $99,900 Active 63 DOM
3. 2026-06-13
   days on market $99,900 Active 61 DOM
4. 2026-06-12
   days on market $99,900 Active 60 DOM
5. 2026-06-09
   days on market $99,900 Active 57 DOM
6. 2026-06-08
   days on market $99,900 Active 56 DOM
7. 2026-06-08
   days on market $99,900 Active 55 DOM
8. 2026-06-07
   days on market $99,900 Active 54 DOM
9. 2026-06-04
   days on market $99,900 Active 51 DOM
10. 2026-06-02
    days on market $99,900 Active 50 DOM
11. 2026-06-01
    days on market $99,900 Active 49 DOM
12. 2026-05-31
    days on market $99,900 Active 48 DOM
13. 2026-05-17
    price $99,900 502-char remark

    Show marketing remark (502 chars)

    If you're looking for a home out of all the hustle & bustle this home has the prefect setting. Mountain views and a quiet small town feel is what this property offers. This home has almost 1800 sq ft of living area consisting of 4 bedrooms and 1 1/2 baths with the half bath being on the main level. There is a large basement for storage as well as a full walk up attic. Out back there is an oversized 2 car detached garage 24 X 24 and there is also OSP available. Immediate possession available!

14. 2026-04-13
    listed $109,900 Active 502-char remark

    Show marketing remark (502 chars)

    If you're looking for a home out of all the hustle & bustle this home has the prefect setting. Mountain views and a quiet small town feel is what this property offers. This home has almost 1800 sq ft of living area consisting of 4 bedrooms and 1 1/2 baths with the half bath being on the main level. There is a large basement for storage as well as a full walk up attic. Out back there is an oversized 2 car detached garage 24 X 24 and there is also OSP available. Immediate possession available!

15. 2021-03-23
    historical
16. 2020-12-15
    price $145,000
17. 2020-10-22
    price $155,000
18. 2020-09-30
    listed $160,000 Active
19. 2016-12-09
    soldstatus $122,000
20. 2016-10-27
    historical
21. 2016-10-14
    listed $120,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,644
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,906
• Taxable income: $2,641
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $3,440/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: Shenandoah Valley SD
• NCES district ID: 4221490
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $31,968
• Composite: 23.58/100
• National rank: #7851
• State rank: #454 of 539 in PA

Livability — West Mahanoy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 187

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 5%
• Languages at home: 88% English-only · Spanish 12%

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: —
• Current HPI: —
• 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

-16.8% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $99,900 BRIGHT MLS
• 2026-04-13 Listed $109,900 BRIGHT MLS
• 2021-03-23 Listing Removed — BRIGHT MLS
• 2020-12-15 Price Changed $145,000 BRIGHT MLS
• 2020-10-22 Price Changed $155,000 BRIGHT MLS
• 2020-09-30 Listed $160,000 BRIGHT MLS
• 2016-12-09 Sold (MLS) $122,000 BRIGHT MLS
• 2016-10-27 Listing Removed — BRIGHT MLS
• 2016-10-14 Listed $120,000 BRIGHT MLS