1810 Route 147 · Lower Mahanoy, PA 17017

$119,900

4 bd · 1.0 ba · 862 sqft · Other · 42 Days on market

Built 1948 0.33 ac lot ↓ 11% 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +5.4/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity to own or invest! This spacious Cape Cod offers 4 bedrooms and 1 full bath, with a flexible layout that includes a convenient first-floor bedroom and a generously sized living room. The kitchen flows into a cozy family room featuring a wood-burning fireplace--perfect for adding value and charm. Upstairs, you'll find three additional bedrooms, providing plenty of space for family, tenants, or a home office setup. With just a bit of TLC and cosmetic updates, this property has strong potential for instant equity. Ideal for a first-time buyer looking to build sweat equity or an investor seeking a solid rental or flip opportunity. A smart buy with great upside!

Key facts

• 0.33 acre lot
• Garage
• Built 1948

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Attached garage (1 car); Additional parking for 5 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding and block construction; Foundation: None listed; Above-grade finished area approximately 862
• Exterior features: Shingle roof; Shed(s) on the property; Lot approximately 0.33 acres; Topography: No

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present
• Interior features: 9 total rooms; Basement with block construction

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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.
• Line Mountain SD (rural): math 31% / reading 60% proficiency, ranked #266 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Line Mountain El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 368 students, 48% FRL); Line Mountain Ms (math 20% / reading 62%, grade F, #243 of 512 statewide, top 48%, 307 students, 48% FRL); Line Mountain Hs (math 84%, 331 students, 34% FRL).
• Market conditions: 5 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 $2k of equity ($829 loan paydown + $995 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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: 1.17% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.62×
• Total profit: $20,739
• Equity at exit: $39,875

10-year hold

• IRR: 16.1%
• Equity multiple: 2.92×
• Total profit: $64,473
• Equity at exit: $52,183

Cash invested: $33,572 (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 17017

• Home prices YoY: 0.5%
• Active inventory: 5
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $306

Break-even live

Break-even rent $1,017

Max offer price $119,900

Occupancy floor 73%

Sensitivity live

Price	-10% $374	-5% $340	+0% $306	+5% $272	+10% $238
Rent	-10% $195	-5% $250	+0% $306	+5% $361	+10% $417
Rate	-1.0pp $366	-0.5pp $336	base $306	+0.5pp $275	+1.0pp $243

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-08
   status $119,900 Pending 42 DOM
2. 2026-06-05
   days on market $119,900 Active 42 DOM
3. 2026-06-04
   days on market $119,900 Active 40 DOM
4. 2026-06-02
   days on market $119,900 Active 39 DOM
5. 2026-06-01
   days on market $119,900 Active 38 DOM
6. 2026-05-31
   days on market $119,900 Active 37 DOM
7. 2026-04-13
   listed $135,000 Active 687-char remark

ⓘ 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: $1,497 · $125/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$199/yr (+$17/mo · 13.3%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,851
• − Mortgage interest: −$6,716
• − Property taxes: −$1,497
• − Insurance: −$600
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,488
• Taxable income: $1,855
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $3,226/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: Line Mountain SD
• NCES district ID: 4214460
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $48,234
• Composite: 38.77/100
• National rank: #4122
• State rank: #266 of 539 in PA

Livability — Lower Mahanoy

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

Census & demographics

• Census place: Dalmatia, PA
• Population (ZIP): 1,572

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Polish 4% Lithuanian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▲ 0.83%
• Current HPI: 171.5298
• 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

-11.2% since first listed

3 events — show timeline

• 2026-06-05 Pending — CSVBR
• 2026-05-29 Price Changed $119,900 CSVBR
• 2026-04-13 Listed $135,000 CSVBR

Property tax history

+1.7%/yr

Latest (2026): $1,497 · +0.8% YoY. Source: county tax records.