217 S South St · Minersville, PA 17954

$99,000

3 bd · 1.0 ba · 1,266 sqft · Townhouse public records · 13 Days on market

Built 1930 1,307 sqft lot Est $81k · 22% over

---

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 +26.4/30.0
• DSCR +9.0/10.0
• Appreciation +7.3/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Three bedroom one bath home in Minersville. This move in ready home has electric heat and newer flooring throughout, all work is under 3 years old. Off the kitchen is a separate mud room/ laundry room leading out to the rear yard with off street parking area for one or two cars. The rear bedroom has a unique second story balcony that has been inclosed so you can enjoy the in any season right from your room. You won't want to miss this one, schedule your showing today before it's too late.

Key facts

• Newer flooring
• Off street parking
• Rear yard

Tags

• ELECTRIC HEAT
• NEWER FLOORING
• MUD ROOM
• LAUNDRY ROOM
• REAR YARD
• OFF STREET PARKING

Property features AI

Finance

• Financial info: Tax year 2025 with annual taxes reported; Improvement and land assessed separately

Exterior

• Parking: On-street parking; Off-street parking
• Utilities: Public water; Public sewer; Electric service (heating + hot water)
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Estimated year built
• Construction: Permanent foundation; Other structures above grade and below grade
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 11 x 135; Ground rent paid annually; No tidal water on the lot

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: Estimated living area; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

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: 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.
• Zoned schools: Minersville Area Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 527 students, 96% FRL) — zoned schools average 96% FRL vs 39% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $5k of equity ($684 loan paydown + $5k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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 $31k; list at $99k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.16% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $81,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 S 3rd St	0.05mi	3/1.0	1,350 (+7%)	1mo	$32,500	$24	86
325 New Castle St	0.26mi	3/1.0	1,320 (+4%)	2mo	$68,000	$52	79
206 Oak St	0.13mi	3/1.0	1,200 (-5%)	10mo	$82,500	$69	77
428 North St	0.23mi	3/1.5	1,307 (+3%)	6mo	$46,500	$36	77
141 Carbon St	0.18mi	3/1.0	1,163 (-8%)	5mo	$42,000	$36	74
444 Lewis St	0.23mi	3/1.0	1,158 (-8%)	4mo	$45,000	$39	72
528 Lytle St	0.37mi	3/1.0	1,176 (-7%)	4mo	$120,000	$102	68
220 North St	0.15mi	3/1.0	1,100 (-13%)	6mo	$93,000	$85	66
311 Pine St	0.22mi	4/1.5 (+1)	1,404 (+11%)	1mo	$170,000	$121	64
466 N North St	0.27mi	4/1.5 (+1)	1,400 (+11%)	1mo	$90,000	$64	62
235 S 4th St	0.19mi	4/1.0 (+1)	1,420 (+12%)	6mo	$139,900	$99	60
513 Pottsville	0.40mi	2/1.0 (-1)	1,150 (-9%)	11mo	$45,000	$39	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 2.22×
• Total profit: $33,796
• Equity at exit: $54,018

10-year hold

• IRR: 19.7%
• Equity multiple: 4.32×
• Total profit: $92,050
• Equity at exit: $91,550

Cash invested: $27,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $203

Break-even live

Break-even rent $893

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $259	-5% $231	+0% $203	+5% $175	+10% $147
Rent	-10% $112	-5% $157	+0% $203	+5% $248	+10% $293
Rate	-1.0pp $252	-0.5pp $228	base $203	+0.5pp $177	+1.0pp $151

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: $24,750
• Closing costs: $2,970
• 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	45d	1	0.27mi

Listing history 10 events

1. 2026-06-21
   days on market $99,000 Active 13 DOM
2. 2026-06-19
   days on market $99,000 Active 11 DOM
3. 2026-06-18
   days on market $99,000 Active 10 DOM
4. 2026-06-17
   days on market $99,000 Active 9 DOM
5. 2026-06-16
   days on market $99,000 Active 8 DOM
6. 2026-06-15
   days on market $99,000 Active 7 DOM
7. 2026-06-14
   days on market $99,000 Active 5 DOM
8. 2026-06-12
   days on market $99,000 Active 4 DOM
9. 2026-06-04
   remarks 494-char remark
10. 2026-06-04
    listed $99,000 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: $1,079 · $90/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$243/yr (+$20/mo · 22.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $13,800
• − Mortgage interest: −$5,546
• − Property taxes: −$1,079
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,880
• Taxable income: $926
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,209/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

+183.7% since first listed

13 events — show timeline

• 2026-06-03 Listed $99,000 BRIGHT MLS
• 2025-07-27 Listing Removed — BRIGHT MLS
• 2025-07-17 Rental Removed $1,350 BRIGHTMLS
• 2025-06-12 Price Changed $1,350 BRIGHTMLS
• 2025-06-11 Listed $95,000 BRIGHT MLS
• 2025-05-09 Listed for Rent $1,400 BRIGHTMLS
• 2025-04-18 Listing Removed — BRIGHT MLS
• 2025-02-20 Listed $99,000 BRIGHT MLS
• 2023-12-09 Rental Removed $1,200 BRIGHTMLS
• 2023-10-26 Listed for Rent $1,200 BRIGHTMLS
• 2022-10-13 Sold (MLS) $31,000 BRIGHT MLS
• 2022-09-30 Pending — BRIGHT MLS
• 2022-09-12 Listed $34,900 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2025): $1,079 · +5.6% YoY. Source: county tax records.