406 Laurel St · Minersville, PA 17954

$44,999

2 bd · 1.0 ba · 1,302 sqft · Townhouse public records · 27 Days on market

Built 1909 1,742 sqft lot Est $74k · 39% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special. Bring your ideas and add this Minersville 1/2 double to your portfolio. 2 Bedroom and 1 bath. As-is, Cash only sale. Call to set up your private showing!

Key facts

• Built 1909
• Listed 27 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Fee simple ownership; Estimated year built
• Construction: Aluminum siding; Permanent foundation; Above-grade and below-grade structures
• Exterior features: 15 x 118 lot dimensions; Not in a federal flood zone

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom
• Interior features: Estimated living area; Finished above-grade space; Basement (permanent foundation, other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 8.0% in Minersville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $2k of equity ($311 loan paydown + $2k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,324 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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: 2.56% ✓
• Cap rate: 21.28%
• Cash-on-cash: 53.54%
• DSCR: 3.38
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $74,214
• 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	0.17mi	3/1.0 (+1)	1,350 (+4%)	1mo	$32,500	$24	80
309 Laurel St	0.07mi	3/1.0 (+1)	1,308 (+0%)	13mo	$139,900	$107	80
325 New Castle St	0.44mi	3/1.0 (+1)	1,320 (+1%)	2mo	$68,000	$52	71
428 North St	0.36mi	3/1.5 (+1)	1,307 (+0%)	6mo	$46,500	$36	71
528 Lytle St	0.20mi	3/1.0 (+1)	1,176 (-10%)	4mo	$120,000	$102	67
206 Oak St	0.17mi	3/1.0 (+1)	1,200 (-8%)	10mo	$82,500	$69	66
513 Pottsville	0.26mi	2/1.0	1,150 (-12%)	11mo	$45,000	$39	59
444 Lewis St	0.33mi	3/1.0 (+1)	1,158 (-11%)	4mo	$45,000	$39	57
141 Carbon St	0.39mi	3/1.0 (+1)	1,163 (-11%)	5mo	$42,000	$36	55
200 Oak St	0.18mi	3/2.0 (+1)	1,148 (-12%)	15mo	$65,000	$57	51
137 Carbon St	0.39mi	3/1.0 (+1)	1,482 (+14%)	8mo	$85,000	$57	47
711 N 2nd St	0.58mi	3/1.0 (+1)	1,470 (+13%)	5mo	$113,800	$77	42

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: 55.6%
• Equity multiple: 4.32×
• Total profit: $41,819
• Equity at exit: $24,553

10-year hold

• IRR: 53.7%
• Equity multiple: 8.87×
• Total profit: $99,110
• Equity at exit: $41,613

Cash invested: $12,600 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $507

Break-even live

Break-even rent $509

Max offer price $44,999

Occupancy floor 51%

Sensitivity live

Price	-10% $532	-5% $519	+0% $507	+5% $494	+10% $481
Rent	-10% $416	-5% $461	+0% $507	+5% $552	+10% $597
Rate	-1.0pp $529	-0.5pp $518	base $507	+0.5pp $495	+1.0pp $483

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: $11,250
• Closing costs: $1,350
• 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	0.10mi

Listing history 14 events

1. 2026-06-16
   status $44,999 Pending 27 DOM
2. 2026-06-15
   days on market $44,999 Active 27 DOM
3. 2026-06-14
   days on market $44,999 Active 25 DOM
4. 2026-06-12
   days on market $44,999 Active 24 DOM
5. 2026-06-09
   days on market $44,999 Active 21 DOM
6. 2026-06-08
   days on market $44,999 Active 20 DOM
7. 2026-06-07
   days on market $44,999 Active 19 DOM
8. 2026-06-07
   days on market $44,999 Active 18 DOM
9. 2026-06-04
   days on market $44,999 Active 15 DOM
10. 2026-06-02
    days on market $44,999 Active 14 DOM
11. 2026-06-01
    days on market $44,999 Active 13 DOM
12. 2026-05-31
    days on market $44,999 Active 12 DOM
13. 2026-05-31
    days on market $44,999 Active 11 DOM
14. 2026-05-19
    listed $44,999 Active

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 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: −$2,521
• − Property taxes: −$1,100
• − Insurance: −$891
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,309
• Taxable income: $5,771
• Est. tax owed @ 24.0%: −$1,385
• After-tax cash flow: $4,694/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

1 event — show timeline

• 2026-05-19 Listed $44,999 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2025): $1,100 · +5.6% YoY. Source: county tax records.