335 W 6th St · Mount Carmel, PA 17851

$99,000

5 bd · 2.0 ba · 1,635 sqft · Townhouse · 22 Days on market

Built 1930 Est $93k · 6% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +8.2/10.0
• ARV discount +4.7/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• Built 1930
• Listed 22 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: 200+ amp electrical service; Public water; Public sewer
• Home design: Semi-detached home; Fee simple ownership; Estimated year built
• Construction: Stick-built construction; Other foundation
• Exterior features: Lot approximately 45' x 25'; Not in a federal flood zone; Above-grade and below-grade other structures

Interior

• Bedrooms: Four bedrooms on the first upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms total — one full bath on the main level and one full bath on the first upper level
• Heating & cooling: Electric baseboard heat; Electric hot water
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Mount Carmel Area El Sch (math 18% / reading 40%, grade F, #1,146 of 1,518 statewide, top 76%, 790 students, 100% FRL); Mount Carmel Area Jh (math 13% / reading 30%, grade F, #429 of 512 statewide, top 84%, 263 students, 100% FRL); Mount Carmel Area Hs (math 57% / reading 75%, grade B, #62 of 437 statewide, top 14%, 493 students, 74% FRL) — zoned schools average 91% FRL vs 50% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($684 loan paydown + $6k 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.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $99k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.78%
• DSCR: 1.97
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $93,195
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 W 2nd St	0.31mi	4/1.0 (-1)	1,650 (+1%)	15mo	$70,200	$43	62
515 West Ave	0.40mi	5/1.5	1,574 (-4%)	22mo	$113,000	$72	55
415 N Maple St	0.60mi	4/2.0 (-1)	1,570 (-4%)	9mo	$16,000	$10	53
117 N Chestnut St	0.62mi	4/1.0 (-1)	1,508 (-8%)	11mo	$115,000	$76	40
42 S Market St	0.45mi	5/1.5	1,400 (-14%)	18mo	$80,000	$57	38

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: 34.2%
• Equity multiple: 3.25×
• Total profit: $62,454
• Equity at exit: $64,196

10-year hold

• IRR: 31.6%
• Equity multiple: 6.70×
• Total profit: $158,121
• Equity at exit: $118,147

Cash invested: $27,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $503

Break-even live

Break-even rent $783

Max offer price $99,000

Occupancy floor 60%

Sensitivity live

Price	-10% $559	-5% $531	+0% $503	+5% $475	+10% $447
Rent	-10% $391	-5% $447	+0% $503	+5% $559	+10% $615
Rate	-1.0pp $553	-0.5pp $528	base $503	+0.5pp $478	+1.0pp $451

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   statusdays on market $99,000 Pending 22 DOM
2. 2026-06-08
   days on market $99,000 Active 21 DOM
3. 2026-06-08
   days on market $99,000 Active 20 DOM
4. 2026-06-07
   days on market $99,000 Active 19 DOM
5. 2026-06-04
   days on market $99,000 Active 16 DOM
6. 2026-06-02
   days on market $99,000 Active 15 DOM
7. 2026-06-01
   days on market $99,000 Active 14 DOM
8. 2026-05-31
   days on market $99,000 Active 13 DOM
9. 2026-05-21
   price $99,000
10. 2026-05-19
    listed $114,900 Active
11. 2026-05-17
    historical $114,900
12. 2025-06-17
    soldstatus $50,000

ⓘ 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: $702 · $59/mo
• Projected year-2 tax: $1,133 · $94/mo
• Expected delta: +$431/yr (+$36/mo · 61.4%)

ⓘ 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 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: $17,044
• − Mortgage interest: −$5,546
• − Property taxes: −$702
• − Insurance: −$495
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$2,880
• Taxable income: $4,695
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $4,911/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

+98.0% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $99,000 BRIGHT MLS
• 2026-05-19 Listed $114,900 BRIGHT MLS
• 2026-05-17 Coming Soon $114,900 BRIGHT MLS
• 2025-06-17 Sold (Public Records) $50,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $702 · +1.5% YoY. Source: county tax records.