227 Florida Ave · West Mahanoy, PA 17976

$125,000

3 bd · 1.0 ba · 1,613 sqft · Townhouse public records · 12 Days on market

Built 1924 1,742 sqft lot $77/sqft · 131% above area

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.4/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Welcome to 227 Florida Ave, a 3-bedroom, 1-bath home offering plenty of potential for the right buyer. With a little TLC, this property can truly shine. Conveniently located near local shops, schools, and major routes, it’s a great opportunity for homeowners or investors alike. Bring your vision and make this house your own!

Key facts

• Built 1924
• Listed 12 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric for cooling; Oil for heating and hot water
• Home design: Semi-detached property; Fee simple ownership; Estimated year built
• Construction: Aluminum siding, vinyl siding, frame and combination construction; Shingle roof; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 18 x 100

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Baseboard hot water heating; Oil fuel for heating and hot water; Electric cooling fuel
• Interior features: Estimated living area; Full basement, partially finished; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $-79 ($-946/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (5.2% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (5.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Shenandoah Valley El Sch (math 21% / reading 41%, grade F, #1,116 of 1,518 statewide, top 74%, 667 students, 100% FRL); Shenandoah Valley Jshs (math 22% / reading 32%, grade F, #365 of 437 statewide, top 85%, 539 students, 96% FRL) — zoned schools average 98% FRL vs 66% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 2 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 $6k of equity ($864 loan paydown + $5k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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 $80k; list at $125k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,490 (5.2% 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 7.3

CMA / ARV

• ARV (median comp): $54,237
• List price: $125,000
• Delta: 112.03%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Florida Ave	0.04mi	3/1.0	1,634 (+1%)	15mo	$90,300	$55	84
209 Indiana Ave	0.05mi	3/1.5	1,527 (-5%)	5mo	$133,000	$87	83
227 N Chestnut St	0.41mi	2/1.0 (-1)	1,592 (-1%)	3mo	$19,000	$12	71
532 W Coal St	0.49mi	3/1.5	1,694 (+5%)	4mo	$20,000	$12	63
515 Centre St	0.59mi	4/1.5 (+1)	1,663 (+3%)	5mo	$120,000	$72	56
102 Schuylkill Ave	0.26mi	4/2.0 (+1)	1,400 (-13%)	9mo	$117,500	$84	49
123 N Emerick St	0.65mi	3/1.0	1,710 (+6%)	19mo	$120,000	$70	43
35 E Coal St	0.52mi	3/1.5	1,492 (-8%)	23mo	$128,750	$86	42
445 W Coal St	0.45mi	4/1.5 (+1)	1,830 (+14%)	10mo	$68,000	$37	41
316 W Oak St	0.67mi	4/2.0 (+1)	1,668 (+3%)	24mo	$106,000	$64	34

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.46×
• Total profit: $15,941
• Equity at exit: $62,241

10-year hold

• IRR: 10.0%
• Equity multiple: 2.64×
• Total profit: $57,348
• Equity at exit: $100,905

Cash invested: $35,000 (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 17976

• Home prices YoY: 1.3%
• Active inventory: 63
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$494 /mo · $5,924/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-79

Break-even live

Break-even rent $1,521

Max offer price $118,490

Occupancy floor —

Sensitivity live

Price	-10% $345	-5% $-43	+0% $-79	+5% $-114	+10% $-150
Rent	-10% $-191	-5% $-135	+0% $-79	+5% $-23	+10% $33
Rate	-1.0pp $-16	-0.5pp $-47	base $-79	+0.5pp $-111	+1.0pp $-144

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 W Arlington St Shenandoah, PA	3.0	1.0	1143	$1,400	$1.22	45d	1	0.47mi
25 E Oak St Shenandoah, PA	4.0	1.5	2220	$1,450	$0.65	45d	1	0.67mi

Listing history 26 events

1. 2026-06-21
   days on market $125,000 Active 12 DOM
2. 2026-06-21
   days on market $125,000 Active 11 DOM
3. 2026-06-18
   days on market $125,000 Active 9 DOM
4. 2026-06-17
   days on market $125,000 Active 8 DOM
5. 2026-06-16
   days on market $125,000 Active 7 DOM
6. 2026-06-15
   days on market $125,000 Active 6 DOM
7. 2026-06-13
   days on market $125,000 Active 4 DOM
8. 2026-06-12
   days on market $125,000 Active 3 DOM
9. 2026-06-09
   pricestatusdays on marketlisting id $125,000 Active 1 DOM
10. 2026-05-20
    historical
11. 2026-05-18
    price $99,900
12. 2026-04-02
    price $115,000
13. 2026-04-02
    status Active
14. 2026-02-11
    historical
15. 2025-12-29
    price $125,000
16. 2025-11-25
    price $129,900
17. 2025-11-14
    listed $135,000 Active
18. 2025-09-18
    historical
19. 2025-08-27
    listed $140,000 Active
20. 2024-11-13
    soldstatus $80,000
21. 2024-11-08
    soldstatus $80,000 Closed
22. 2024-10-10
    status Pending
23. 2024-10-01
    price $99,500
24. 2024-08-22
    price $110,000
25. 2024-07-24
    price $119,000
26. 2024-06-04
    listed $125,000 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: $5,924 · $494/mo
• Projected year-2 tax: $5,924 · $494/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,051
• − Mortgage interest: −$7,002
• − Property taxes: −$5,924
• − Insurance: −$625
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,636
• Taxable loss: −$2,865
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $-258/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

• Census place: Shenandoah Heights, PA
• Population (ZIP): 5,988

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 34% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 11%
• Common ancestry: Romanian 20% Iranian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 30% Russian/Polish/Slavic 1%

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: ▲ 3.84%
• Current HPI: 308.8036
• 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

+0.0% since first listed

18 events — show timeline

• 2026-06-09 Listed $125,000 BRIGHT MLS
• 2026-05-20 Listing Removed — BRIGHT MLS
• 2026-05-18 Price Changed $99,900 BRIGHT MLS
• 2026-04-02 Price Changed $115,000 BRIGHT MLS
• 2026-04-02 Relisted — BRIGHT MLS
• 2026-02-11 Listing Removed — BRIGHT MLS
• 2025-12-29 Price Changed $125,000 BRIGHT MLS
• 2025-11-25 Price Changed $129,900 BRIGHT MLS
• 2025-11-14 Listed $135,000 BRIGHT MLS
• 2025-09-18 Listing Removed — BRIGHT MLS
• 2025-08-27 Listed $140,000 BRIGHT MLS
• 2024-11-13 Sold (Public Records) $80,000 Public Records
• 2024-11-08 Sold (MLS) $80,000 BRIGHT MLS
• 2024-10-10 Pending — BRIGHT MLS
• 2024-10-01 Price Changed $99,500 BRIGHT MLS
• 2024-08-22 Price Changed $110,000 BRIGHT MLS
• 2024-07-24 Price Changed $119,000 BRIGHT MLS
• 2024-06-04 Listed $125,000 BRIGHT MLS

Property tax history

+16.6%/yr

Latest (2026): $5,924 · +388.2% YoY. Source: county tax records.