328 E Oak St · West Mahanoy, PA 17931

$135,000

3 bd · 1.0 ba · 1,798 sqft · Townhouse public records · 25 Days on market

Built 1897 6,098 sqft lot Est $164k · 17% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated property seeking its new owners. Situated in the tranquil borough of Frackville, at the end of a street and conveniently close to I-81, this property offers privacy while providing access to the area’s diverse amenities! Renovated in 2025, this property provides new owners with peace of mind and a seamless transition during the move-in process. It features three bedrooms, one and a half full bathrooms, a spacious attic, and an interior space of approximately 1,800 square feet. Located on a 0.14-acre lot, this property caters to a wide range of preferences! The furniture within the property is negotiable, the property is being sold as is, and perso

Key facts

• Built 1897
• Listed 25 days

Property features AI

Finance

• Other: Not in a federal flood zone; 2+ access exits (accessibility feature); Below-grade unfinished area approximately 200 (source: estimated); Above-grade finished area approximately 1,800 (source: estimated); Total of 14 rooms; Two electric fireplaces (electric)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Municipal trash service
• Home design: Semi-detached; Three levels; Building winterized; Fee simple ownership; Estimated effective year of major remodel 2025; Estimated year built (source: estimated)
• Construction: Vinyl siding and masonry exterior; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Porch(es); BBQ grill; Exterior lighting and flood lights; Gutter system; Rear yard; Backs to trees; Adjoins open space; Level, cleared and open lot; Private setting; Road frontage; Side yard(s)

Interior

• Kitchen: Stainless steel appliances; Electric oven/range
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom (all upper levels); One half bathroom on the main level
• Heating & cooling: Electric baseboard heat; Window cooling units; Other cooling; 60+ gallon hot water tank; 100 amp electrical service; Electric heating and cooling fuel
• Interior features: Attic; Dining area; Master bath; Sun/Florida room; Foyer; Family room; Storage room; Basement (interior access, poured concrete, unfinished); Furnished
• Laundry & utility: Washer and electric dryer in unit; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $74 ($888/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 $123k (8.8% below list).
• Recommended offer: $123k (8.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Shenandoah Valley SD (town): math 20% / reading 38% proficiency, ranked #454 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shenandoah Valley El Sch (math 21% / reading 41%, grade F, #1,116 of 1,518 statewide, top 74%, 667 students, 100% FRL); Shenandoah Valley Jshs (math 22% / reading 32%, grade F, #365 of 437 statewide, top 85%, 539 students, 96% FRL) — zoned schools average 98% FRL vs 66% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 34 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $135k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,116 (8.8% below list)

Questions for the listing agent

1. Built in 1897 — 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: 0.91% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $163,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 N Railroad Ave	0.33mi	3/2.0	1,800 (+0%)	1mo	$149,900	$83	80
34 S Broad Mountain Ave	0.12mi	3/2.0	1,758 (-2%)	13mo	$180,000	$102	76
120 E Chestnut St	0.17mi	4/2.0 (+1)	1,610 (-10%)	2mo	$170,000	$106	64
337 W Frack St	0.54mi	3/1.0	1,857 (+3%)	6mo	$148,830	$80	64
232 S Broad Mountain Ave	0.19mi	3/1.0	1,561 (-13%)	9mo	$154,000	$99	62
409 S Middle St	0.37mi	4/1.0 (+1)	1,625 (-10%)	10mo	$137,000	$84	53
37 S Center St	0.46mi	4/1.0 (+1)	1,650 (-8%)	8mo	$62,500	$38	53
39 S Center St	0.46mi	4/2.0 (+1)	1,650 (-8%)	7mo	$150,000	$91	50
336 W Spring St	0.57mi	4/2.0 (+1)	1,886 (+5%)	7mo	$149,500	$79	50
35 S Center St	0.46mi	4/1.5 (+1)	1,650 (-8%)	10mo	$150,000	$91	49
29 S Center St	0.46mi	4/2.0 (+1)	1,650 (-8%)	13mo	$145,000	$88	45
220 W High St	0.64mi	3/2.5	1,593 (-11%)	3mo	$230,000	$144	43

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-17,165
• Equity at exit: $20,129

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-8,888
• Equity at exit: $11,672

Cash invested: $37,800 (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 17931

• Home prices YoY: -22.6%
• Active inventory: 34
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $74

Break-even live

Break-even rent $1,137

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $150	-5% $112	+0% $74	+5% $36	+10% $-2
Rent	-10% $-23	-5% $25	+0% $74	+5% $123	+10% $171
Rate	-1.0pp $142	-0.5pp $108	base $74	+0.5pp $39	+1.0pp $3

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $135,000 Active 25 DOM
2. 2026-06-21
   days on market $135,000 Active 24 DOM
3. 2026-06-18
   days on market $135,000 Active 22 DOM
4. 2026-06-17
   days on market $135,000 Active 21 DOM
5. 2026-06-16
   days on market $135,000 Active 20 DOM
6. 2026-06-15
   days on market $135,000 Active 19 DOM
7. 2026-06-13
   days on market $135,000 Active 17 DOM
8. 2026-06-12
   days on market $135,000 Active 16 DOM
9. 2026-06-09
   days on market $135,000 Active 13 DOM
10. 2026-06-08
    days on market $135,000 Active 12 DOM
11. 2026-06-08
    days on market $135,000 Active 11 DOM
12. 2026-06-07
    days on market $135,000 Active 10 DOM
13. 2026-06-04
    days on market $135,000 Active 7 DOM
14. 2026-06-02
    status $135,000 Active 6 DOM
15. 2026-05-22
    status Pending
16. 2026-05-22
    price $135,000
17. 2026-05-16
    listed $129,900 Active
18. 1992-11-24
    soldstatus $60,000

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $1,873 · $156/mo
• Expected delta: +$260/yr (+$22/mo · 16.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,774
• − Mortgage interest: −$7,562
• − Property taxes: −$1,613
• − Insurance: −$675
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,927
• Taxable loss: −$1,367
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $1,216/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: Shenandoah Valley SD
• NCES district ID: 4221490
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $31,968
• Composite: 23.58/100
• National rank: #7851
• State rank: #454 of 539 in PA

Livability — West Mahanoy

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

Census & demographics

• Census place: Altamont, PA
• Population (ZIP): 8,726

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 (66%)
• Race & ethnicity: White 66% Black 23% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 10% Iranian 3% Subsaharan African 3%
• Foreign-born: 1%
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1% Korean 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: ▼ -48.47%
• Current HPI: 165.7692
• 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

+125.0% since first listed

4 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-22 Price Changed $135,000 BRIGHT MLS
• 2026-05-16 Listed $129,900 BRIGHT MLS
• 1992-11-24 Sold (Public Records) $60,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,613 · +4.1% YoY. Source: county tax records.