521 E Mahanoy St · Mahanoy City, PA 17948

$124,900

3 bd · 1.0 ba · 1,586 sqft · SingleFamily public records · 64 Days on market

Built 1900 871 sqft lot $79/sqft · 177% above area

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

This cozy and well-maintained home offers 3 spacious bedrooms and 1 full bathroom, perfect for families or roommates. Enjoy a bright and welcoming living area, a functional kitchen, and plenty of natural light throughout. The property features a comfortable layout, ideal for everyday living and entertaining guests. Located in a friendly neighborhood, this home provides convenient access to local shops, schools, and public transportation. Don’t miss the opportunity to make this lovely house your next home!

Key facts

• Built 1900
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 11.6% in Mahanoy City — 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 65/100 on livability (#1,129 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime F, commute F.
• Mahanoy Area SD (town): math 11% / reading 30% proficiency, ranked #494 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 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 $6k of equity ($864 loan paydown + $5k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 64 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $125k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (median comp): $45,166
• List price: $124,900
• Delta: 176.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Spruce St	0.74mi	3/1.0	1,524 (-4%)	13mo	$48,000	$31	48
1004 E Pine St	0.26mi	2/1.5 (-1)	1,354 (-15%)	20mo	$85,000	$63	40

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.04×
• Total profit: $36,290
• Equity at exit: $62,894

10-year hold

• IRR: 18.1%
• Equity multiple: 3.88×
• Total profit: $100,724
• Equity at exit: $102,526

Cash invested: $34,972 (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 17948

• Home prices YoY: 1.7%
• Active inventory: 43
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $235

Break-even live

Break-even rent $1,003

Max offer price $124,900

Occupancy floor 77%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E Market St Mahanoy City, PA	3.0	1.5	1314	$1,300	$0.99	44d	1	0.11mi

Listing history 18 events

1. 2026-06-18
   days on market $124,900 Active 64 DOM
2. 2026-06-17
   days on market $124,900 Active 63 DOM
3. 2026-06-16
   days on market $124,900 Active 62 DOM
4. 2026-06-15
   days on market $124,900 Active 61 DOM
5. 2026-06-13
   days on market $124,900 Active 59 DOM
6. 2026-06-12
   days on market $124,900 Active 58 DOM
7. 2026-06-09
   days on market $124,900 Active 55 DOM
8. 2026-06-08
   days on market $124,900 Active 54 DOM
9. 2026-06-08
   days on market $124,900 Active 53 DOM
10. 2026-06-07
    days on market $124,900 Active 52 DOM
11. 2026-06-04
    days on market $124,900 Active 49 DOM
12. 2026-06-02
    days on market $124,900 Active 48 DOM
13. 2026-06-01
    days on market $124,900 Active 47 DOM
14. 2026-05-31
    days on market $124,900 Active 46 DOM
15. 2026-05-10
    price $124,900 516-char remark

    Show marketing remark (516 chars)

    This cozy and well-maintained home offers 3 spacious bedrooms and 1 full bathroom, perfect for families or roommates. Enjoy a bright and welcoming living area, a functional kitchen, and plenty of natural light throughout. The property features a comfortable layout, ideal for everyday living and entertaining guests. Located in a friendly neighborhood, this home provides convenient access to local shops, schools, and public transportation. Don’t miss the opportunity to make this lovely house your next home!

16. 2026-04-16
    listed $129,900 Active 516-char remark

    Show marketing remark (516 chars)

    This cozy and well-maintained home offers 3 spacious bedrooms and 1 full bathroom, perfect for families or roommates. Enjoy a bright and welcoming living area, a functional kitchen, and plenty of natural light throughout. The property features a comfortable layout, ideal for everyday living and entertaining guests. Located in a friendly neighborhood, this home provides convenient access to local shops, schools, and public transportation. Don’t miss the opportunity to make this lovely house your next home!

17. 2026-04-14
    historical $129,900 516-char remark

    Show marketing remark (516 chars)

    This cozy and well-maintained home offers 3 spacious bedrooms and 1 full bathroom, perfect for families or roommates. Enjoy a bright and welcoming living area, a functional kitchen, and plenty of natural light throughout. The property features a comfortable layout, ideal for everyday living and entertaining guests. Located in a friendly neighborhood, this home provides convenient access to local shops, schools, and public transportation. Don’t miss the opportunity to make this lovely house your next home!

18. 2024-08-12
    soldstatus $68,000

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,499 · $125/mo
• Expected delta: +$474/yr (+$40/mo · 46.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $15,600
• − Mortgage interest: −$6,996
• − Property taxes: −$1,025
• − Insurance: −$624
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,633
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,617/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: Mahanoy Area SD
• NCES district ID: 4214430
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 30% ▼ -13.00%
• Median HH income: $36,347
• Composite: 16.95/100
• National rank: #9136
• State rank: #494 of 539 in PA

Livability — Mahanoy City

• Score: 65/100
• State rank: #1129
• US rank: #12973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mahanoy City, PA
• Population (ZIP): 4,124

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% Hispanic / Latino 15% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 8%
• Common ancestry: Romanian 9% Iranian 3% Hungarian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Arabic 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: ▲ 3.94%
• Current HPI: 234.7484
• 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

+83.7% since first listed

4 events — show timeline

• 2026-05-10 Price Changed $124,900 BRIGHT MLS
• 2026-04-16 Listed $129,900 BRIGHT MLS
• 2026-04-14 Coming Soon $129,900 BRIGHT MLS
• 2024-08-12 Sold (Public Records) $68,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,025 · +5.7% YoY. Source: county tax records.