2210 State Route 147 · Lower Mahanoy, PA 17017

$125,000

2 bd · 1.0 ba · 1,100 sqft · Other · 16 Days on market

Built 1945 3.03 ac 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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

* * This property is being offered as a Public Auction Bid via Phone starting today and ending July 1, 2026 @ 6:00 PM. The listing price is the opening bid only and in no way reflects the final sale price. $25,000 deposit due on auction close date, 2% transfer tax to be paid by the purchaser. Property is being sold WITH RESERVE, and the List Price is for reference only. Settlement on or before August 26, 2026. * * Discover the Riverside Cabin – Your Private Northumberland County Retreat Awaits! * * Nestled along the scenic Susquehanna River corridor in picturesque Lower Mahanoy Township, this fully renovated 3.03-acre cabin at 2210 State Rt 147 in Dalmatia, PA offers an incredible

Key facts

• Riverside cabin
• Fresh vinyl windows
• Brand-new metal roof

Tags

• RIVERSIDE CABIN
• FULLY RENOVATED CABIN
• BRAND-NEW METAL ROOF
• FRESH VINYL WINDOWS
• EXPERTLY REPOINTED STONEWORK
• FULLY GUTTED INTERIOR

Property features AI

Finance

• Other: Accessibility with 2+ access exits; Directions: Put the address in your GPS
• Financial info: Fee simple ownership; Lease not considered

Exterior

• Parking: Driveway parking (4 spaces); Total of 4 garage and parking spaces
• Utilities: Well water; On-site septic
• Home design: Detached structure; Estimated year built; Major remodel/renovation effective 2025
• Construction: Wood siding; Block foundation; Metal roof; Above-grade other structures
• Exterior features: Not in a federal flood zone; Water-oriented property on a river

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Interior features: Daylight, partial basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $245 ($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: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• 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 ($864 loan paydown + $1k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.5

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: 9.6%
• Equity multiple: 1.48×
• Total profit: $16,932
• Equity at exit: $41,571

10-year hold

• IRR: 13.7%
• Equity multiple: 2.63×
• Total profit: $57,102
• Equity at exit: $54,402

Cash invested: $35,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $245

Break-even live

Break-even rent $1,070

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $125,000 Active 16 DOM
2. 2026-06-17
   days on market $125,000 Active 15 DOM
3. 2026-06-16
   days on market $125,000 Active 14 DOM
4. 2026-06-15
   days on market $125,000 Active 13 DOM
5. 2026-06-13
   days on market $125,000 Active 11 DOM
6. 2026-06-12
   days on market $125,000 Active 10 DOM
7. 2026-06-09
   days on market $125,000 Active 7 DOM
8. 2026-06-08
   days on market $125,000 Active 6 DOM
9. 2026-06-08
   days on market $125,000 Active 5 DOM
10. 2026-06-05
    days on market $125,000 Active 3 DOM
11. 2026-06-02
    remarks 693-char remark
12. 2026-06-02
    listed $125,000 Active 1 DOM

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$163/yr (+$14/mo · 9.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 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: $16,560
• − Mortgage interest: −$7,002
• − Property taxes: −$1,648
• − Insurance: −$625
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,636
• Taxable income: $999
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,703/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

• 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

+92.3% since first listed

2 events — show timeline

• 2026-06-02 Listed $125,000 BRIGHT MLS
• 2018-09-12 Sold (Public Records) $65,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $1,648 · +0.8% YoY. Source: county tax records.