709 N 2nd St · Minersville, PA 17954

$139,900

3 bd · 1.0 ba · 1,470 sqft · MultiFamily public records · 31 Days on market

Built 1900 3,420 sqft lot

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Why this score? — see what drove the C 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 +19.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

WHY RENT WHEN YOU CAN BUY!!! Don't miss this great opportunity to own this affordable home in a quiet Schuylkill County neighborhood! This property offers 4 bedrooms, 1.5 bathrooms, a comfortable layout, and off-street parking for added convenience. Enjoy low-maintenance living in a peaceful setting- Great starter home if you're looking to build equity and create your dream space. Affordable, Comfortable, and Full of Potential.

Key facts

• 2 garage spots
• Built 1900
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (0.6% below list).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#742 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools C-, commute F, employment F.
• Minersville Area SD (town): math 21% / reading 50% proficiency, ranked #420 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 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 $7k of equity ($967 loan paydown + $7k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1900 — 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 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: 0.99% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.01×
• Total profit: $39,654
• Equity at exit: $76,335

10-year hold

• IRR: 16.8%
• Equity multiple: 3.87×
• Total profit: $112,475
• Equity at exit: $129,372

Cash invested: $39,172 (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 17954

• Home prices YoY: 2.3%
• Active inventory: 38
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $160

Break-even live

Break-even rent $1,188

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $239	-5% $199	+0% $160	+5% $120	+10% $81
Rent	-10% $50	-5% $105	+0% $160	+5% $215	+10% $270
Rate	-1.0pp $230	-0.5pp $195	base $160	+0.5pp $123	+1.0pp $87

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$1,390
Total (2 units)			$1,390

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Laurel St Minersville, PA	3.0	2.0	1059	$1,150	$1.09	44d	1	0.65mi

Listing history 15 events

1. 2026-04-28
   status Pending
2. 2026-03-28
   listed $139,900 Active
3. 2025-01-26
   historical
4. 2025-01-03
   price $148,000
5. 2024-09-19
   listed $160,000 Active
6. 2024-09-17
   historical
7. 2024-02-19
   historical
8. 2023-10-23
   listed $159,900 Active
9. 2023-06-09
   historical
10. 2023-06-02
    status Active
11. 2023-05-31
    historical
12. 2023-03-24
    price $145,000
13. 2023-01-12
    listed $150,000 Active
14. 2022-06-24
    soldstatus $75,000
15. 2001-07-20
    soldstatus $18,000

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$227/yr (+$19/mo · 12.9%)

ⓘ 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 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,680
• − Mortgage interest: −$7,837
• − Property taxes: −$1,757
• − Insurance: −$700
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$4,070
• Taxable loss: −$352
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,001/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: Minersville Area SD
• NCES district ID: 4215510
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $40,865
• Composite: 29.77/100
• National rank: #6433
• State rank: #420 of 539 in PA

Livability — Minersville

• Score: 70/100
• State rank: #742
• US rank: #7439

Category grades

Amenities B- 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: Minersville, PA
• City population: 27,121
• Population (ZIP): 4,564

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 (81%)
• Race & ethnicity: White 81% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Puerto Rican 11%
• Common ancestry: Polish 5% Romanian 5% Subsaharan African 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 4.65%
• Current HPI: 209.7647
• 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

+677.2% since first listed

15 events — show timeline

• 2026-04-28 Pending — GLVRMLS
• 2026-03-28 Listed $139,900 GLVRMLS
• 2025-01-26 Listing Removed — BRIGHT MLS
• 2025-01-03 Price Changed $148,000 BRIGHT MLS
• 2024-09-19 Listed $160,000 BRIGHT MLS
• 2024-09-17 Coming Soon — BRIGHT MLS
• 2024-02-19 Listing Removed — BRIGHT MLS
• 2023-10-23 Listed $159,900 BRIGHT MLS
• 2023-06-09 Listing Removed — BRIGHT MLS
• 2023-06-02 Relisted — BRIGHT MLS
• 2023-05-31 Listing Removed — BRIGHT MLS
• 2023-03-24 Price Changed $145,000 BRIGHT MLS
• 2023-01-12 Listed $150,000 BRIGHT MLS
• 2022-06-24 Sold (Public Records) $75,000 Public Records
• 2001-07-20 Sold (Public Records) $18,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,757 · +5.6% YoY. Source: county tax records.