32-34 N Poplar St · Mount Carmel, PA 17851

$185,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily · 16 Days on market

Built 1974

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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 +9.4/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Move right into this charming 3 bedroom ranch home offering convenient one-floor living, central air, and off-street parking! This well-kept home features a comfortable layout with bright living spaces and bedrooms all on the main level. The full basement adds great potential and includes a half bath plus a bar area, making it the perfect space to finish into a family room, game room, entertaining area, home gym, or hobby space. Whether you are a first-time buyer, downsizing, or looking for an easy-to-maintain home, this move-in ready rancher is full of opportunity. Schedule your showing today!

Key facts

• One-floor living
• Full basement
• Bar area

Tags

• ONE-FLOOR LIVING
• CENTRAL AIR
• OFF-STREET PARKING
• FULL BASEMENT
• BAR AREA

Property features AI

Exterior

• Parking: Driveway with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Estimated year built (effective remodel in 2003)
• Construction: Brick and vinyl siding exterior; Shingle roof; Block foundation
• Exterior features: Lot approximately 81 x 36; Not in a federal flood zone; Shed on property

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning; Ceiling fan(s); Electric hot water
• Interior features: Carpet flooring; Full, partially finished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (21.6% below list).
• Recommended offer: $145k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 12.2% in Mount Carmel — 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 72/100 on livability (#641 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D+, commute F, employment F.
• Mount Carmel Area SD (town): math 20% / reading 37% proficiency, ranked #455 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.3% local appreciation)).
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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 16 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000 (21.6% 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 1974 — 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 D-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. 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $69,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 W 2nd St	0.07mi	3/1.5	1,064 (+4%)	6mo	$45,000	$42	83
200 W 4th St	0.15mi	3/1.0	960 (-6%)	5mo	$43,000	$45	78
309 W 2nd St W	0.04mi	3/1.0	976 (-5%)	17mo	$89,900	$92	76
414 W 4th St	0.16mi	3/1.0	900 (-12%)	7mo	$65,000	$72	66
530 W 3rd St	0.19mi	2/1.0 (-1)	1,105 (+8%)	9mo	$65,000	$59	65
113 N Hickory St	0.33mi	2/1.5 (-1)	1,100 (+7%)	2mo	$65,000	$59	64
401 E 7th St	0.65mi	3/1.0	1,015 (-1%)	6mo	$165,000	$163	63
210 W Saylor St	0.52mi	3/1.0	952 (-7%)	10mo	$50,000	$53	56
14 N Maple St	0.15mi	3/1.0	1,176 (+15%)	16mo	$45,000	$38	55
319 W Butternut St	0.15mi	2/2.0 (-1)	894 (-13%)	10mo	$60,600	$68	55
129 Saylor St W	0.49mi	2/1.0 (-1)	882 (-14%)	3mo	$65,000	$74	47
140 S Spruce St	0.71mi	3/1.0	1,100 (+7%)	10mo	$80,000	$73	47

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

Projected returns pro-forma

6.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.93×
• Total profit: $48,409
• Equity at exit: $119,962

10-year hold

• IRR: 14.0%
• Equity multiple: 3.86×
• Total profit: $148,218
• Equity at exit: $220,780

Cash invested: $51,800 (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 17851

• Home prices YoY: 5.2%
• Active inventory: 54
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-133

Break-even live

Break-even rent $1,618

Max offer price $165,756

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 W 4th St Mount Carmel, PA	3.0	1.5	900	$1,450	$1.61	43d	1	0.17mi

Listing history 12 events

1. 2026-06-18
   days on market $185,000 Active 16 DOM
2. 2026-06-17
   days on market $185,000 Active 15 DOM
3. 2026-06-16
   days on market $185,000 Active 14 DOM
4. 2026-06-15
   days on market $185,000 Active 13 DOM
5. 2026-06-13
   days on market $185,000 Active 11 DOM
6. 2026-06-12
   days on market $185,000 Active 10 DOM
7. 2026-06-09
   days on market $185,000 Active 7 DOM
8. 2026-06-08
   days on market $185,000 Active 6 DOM
9. 2026-06-08
   days on market $185,000 Active 5 DOM
10. 2026-06-07
    days on market $185,000 Active 4 DOM
11. 2026-06-03
    remarks 601-char remark
12. 2026-06-03
    listed $185,000 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,400
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$5,382
• Taxable loss: −$4,829
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $-437/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: Mount Carmel Area SD
• NCES district ID: 4215990
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,195
• Composite: 23.48/100
• National rank: #7876
• State rank: #455 of 539 in PA

Livability — Mount Carmel

• Score: 72/100
• State rank: #641
• US rank: #6230

Category grades

Amenities C Commute F Cost of living A+ Crime B+ Employment F Housing B+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Carmel, PA
• Population (ZIP): 7,174

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 21% Subsaharan African 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.31%
• Current HPI: 127.4102
• 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

1 event — show timeline

• 2026-06-02 Listed $185,000 BRIGHT MLS