304 E Mahanoy Ave · Girardville, PA 17935

$145,900

4 bd · 2.0 ba · 2,352 sqft · MultiFamily public records · 40 Days on market

Built 1920 4,356 sqft lot $62/sqft · 54% above area

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Two floor apartment building in Girardville with two apartments. Both have two bedrooms eat in kitchen , combination dining room and living room. electric heat. Washer dryer hook up, lots of counter space. 2nd floor apartment has new flooring and all repainted. Looks beautiful . Rent one and live in the other.

Key facts

• 4,356 sq ft lot
• Parking
• Built 1920

Property features AI

Finance

• Financial info: Property has two units, both currently leased month-to-month; Not rent-controlled

Exterior

• Parking: Driveway parking (1 space); 1 total garage/parking space
• Utilities: Public water; Public sewer
• Home design: Detached property; 2 total levels; Fee simple ownership; Year built estimated
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 30 x 150; No tidal water

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Two 2-bedroom units (both leased month-to-month)
• Heating & cooling: Electric baseboard heating; Electric hot water
• Interior features: 6 total rooms; Estimated living area

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $146k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive. Per door: $173/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $142k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,185 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• North Schuylkill SD (rural): math 19% / reading 48% proficiency, ranked #429 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 1 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 $5k of equity ($1k loan paydown + $4k appreciation (3.1% 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 (3.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $146k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 6.4

CMA / ARV

• ARV (median comp): $94,927
• List price: $145,900
• Delta: 53.70%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 W Main St #25	0.36mi	4/2.0	2,080 (-12%)	7mo	$88,500	$43	58
25-27 W Main St	0.37mi	4/—	2,080 (-12%)	7mo	$88,500	$43	58

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

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.98×
• Total profit: $40,185
• Equity at exit: $66,067

10-year hold

• IRR: 18.7%
• Equity multiple: 3.74×
• Total profit: $111,809
• Equity at exit: $102,180

Cash invested: $40,852 (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 17935

• Home prices YoY: 1.5%
• Active inventory: 8
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$338 /mo · $4,061/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $346

Break-even live

Break-even rent $1,474

Max offer price $145,900

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,912
Total (2 units)			$1,912

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 E Main St Apt 2 Girardville, PA	3.0	2.0	2100	$1,500	$0.71	43d	1	0.30mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $145,900 Pending 40 DOM
2. 2026-06-04
   days on market $145,900 Active 39 DOM
3. 2026-06-02
   days on market $145,900 Active 38 DOM
4. 2026-06-01
   days on market $145,900 Active 37 DOM
5. 2026-05-31
   days on market $145,900 Active 36 DOM
6. 2026-05-31
   days on market $145,900 Active 35 DOM
7. 2026-04-25
   listed $155,900 Active 635-char remark
8. 2022-02-17
   soldstatus $60,000 Closed 313-char remark

   Show marketing remark (313 chars)

   Two floor apartment building in Girardville with two apartments. Both have two bedrooms eat in kitchen , combination dining room and living room. electric heat. Washer dryer hook up, lots of counter space. 2nd floor apartment has new flooring and all repainted. Looks beautiful . Rent one and live in the other.

9. 2022-01-14
   status Pending 313-char remark

   Show marketing remark (313 chars)

   Two floor apartment building in Girardville with two apartments. Both have two bedrooms eat in kitchen , combination dining room and living room. electric heat. Washer dryer hook up, lots of counter space. 2nd floor apartment has new flooring and all repainted. Looks beautiful . Rent one and live in the other.

10. 2021-11-06
    listed $85,000 Active 313-char remark

    Show marketing remark (313 chars)

    Two floor apartment building in Girardville with two apartments. Both have two bedrooms eat in kitchen , combination dining room and living room. electric heat. Washer dryer hook up, lots of counter space. 2nd floor apartment has new flooring and all repainted. Looks beautiful . Rent one and live in the other.

11. 1995-03-02
    soldstatus $26,000
12. 1994-07-12
    soldstatus $92,021

ⓘ 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: $4,061 · $338/mo
• Projected year-2 tax: $4,061 · $338/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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: $22,944
• − Mortgage interest: −$8,173
• − Property taxes: −$4,061
• − Insurance: −$730
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$4,244
• Taxable income: $2,066
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,658/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: North Schuylkill SD
• NCES district ID: 4210110
• Math proficiency: 19% ▼ -14.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $43,529
• Composite: 28.37/100
• National rank: #6770
• State rank: #429 of 539 in PA

Livability — Girardville

• Score: 64/100
• State rank: #1185
• US rank: #13883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girardville, PA
• City population: 1,359
• Population (ZIP): 1,359

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 10% Iranian 5% Polish 4%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▲ 3.06%
• Current HPI: 213.0332
• 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

+58.6% since first listed

8 events — show timeline

• 2026-06-04 Pending — BRIGHT MLS
• 2026-05-27 Price Changed $145,900 BRIGHT MLS
• 2026-04-25 Listed $155,900 BRIGHT MLS
• 2022-02-17 Sold (MLS) $60,000 BRIGHT MLS
• 2022-01-14 Pending — BRIGHT MLS
• 2021-11-06 Listed $85,000 BRIGHT MLS
• 1995-03-02 Sold (Public Records) $26,000 Public Records
• 1994-07-12 Sold (Public Records) $92,021 Public Records

Property tax history

+14.5%/yr

Latest (2026): $4,061 · +237.6% YoY. Source: county tax records.