324 E Pine St · Mahanoy City, PA 17948

$99,000

5 bd · 1.0 ba · 1,314 sqft · Townhouse public records · 5 Days on market

Built 1920 871 sqft lot Est $87k · 14% over

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.1/15.0

Listing remarks

Affordable living with tons of space and an extra lot for off street parking. This end unit townhome features 5 bedrooms, 1 bath, large living room and dining room, cute yard, oil heat and enclosed off street parking.

Key facts

• Extra lot
• End unit townhome
• Off street parking

Tags

• EXTRA LOT
• OFF STREET PARKING
• END UNIT TOWNHOME
• LARGE LIVING ROOM
• DINING ROOM
• ENCLOSED OFF STREET PARKING

Property features AI

Exterior

• Parking: Two driveway parking spaces; On-street parking available; Two total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: End-of-row townhouse; Four total levels; Estimated year built
• Construction: Frame construction with vinyl siding; Stone foundation; Flat rubber roof
• Exterior features: Additional lot(s); Above-grade and below-grade structures; Ground rent paid annually

Interior

• Kitchen: Oven (single); Refrigerator
• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Flooring: Hardwood; Carpet (fully carpeted in some areas)
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Radiator heating; Oil-fired hot water; Wall unit cooling (electric)
• Interior features: Attic; Tub with shower; Combination dining and living area; Plaster walls; Wood floors; Carpet
• Laundry & utility: Washer; Electric dryer; Laundry area in the basement; Interior access to basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).

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: crime F, commute F, employment 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.
• Zoned schools: Mahanoy Area El Sch (math 13% / reading 34%, grade F, #1,214 of 1,518 statewide, top 80%, 570 students, 100% FRL); Mahanoy Area Jshs (math 8% / reading 17%, grade F, #419 of 437 statewide, top 96%, 485 students, 96% FRL) — zoned schools average 98% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 active listings in the ZIP; 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 + $4k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $86,724
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Mahanoy St	0.24mi	4/1.0 (-1)	1,326 (+1%)	4mo	$37,000	$28	79
524 E Pine St	0.11mi	5/1.5	1,457 (+11%)	1mo	$98,000	$67	74
712 E Mahanoy St	0.20mi	5/1.5	1,432 (+9%)	10mo	$95,000	$66	65
518 E Pine St	0.10mi	4/1.0 (-1)	1,196 (-9%)	20mo	$50,000	$42	58
516 E Mahanoy St	0.11mi	4/1.0 (-1)	1,480 (+13%)	14mo	$110,000	$74	57

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: 25.0%
• Equity multiple: 2.49×
• Total profit: $41,214
• Equity at exit: $49,852

10-year hold

• IRR: 25.0%
• Equity multiple: 4.86×
• Total profit: $107,103
• Equity at exit: $81,265

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 17948

• Home prices YoY: 1.7%
• Active inventory: 43
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$287 /mo · $3,438/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $379

Break-even live

Break-even rent $1,072

Max offer price $99,000

Occupancy floor 71%

Sensitivity live

Price	-10% $435	-5% $407	+0% $379	+5% $351	+10% $323
Rent	-10% $257	-5% $318	+0% $379	+5% $440	+10% $502
Rate	-1.0pp $429	-0.5pp $404	base $379	+0.5pp $353	+1.0pp $327

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: —

Listing history 5 events

1. 2026-06-21
   days on market $99,000 Active 5 DOM
2. 2026-06-21
   days on market $99,000 Active 4 DOM
3. 2026-06-18
   days on market $99,000 Active 2 DOM
4. 2026-06-17
   remarks 218-char remark
5. 2026-06-17
   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: $3,438 · $287/mo
• Projected year-2 tax: $3,438 · $287/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 4/10 Moderate 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: $18,624
• − Mortgage interest: −$5,546
• − Property taxes: −$3,438
• − Insurance: −$495
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,880
• Taxable income: $3,285
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $3,761/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

1 event — show timeline

• 2026-06-16 Listed $99,000 BRIGHT MLS

Property tax history

+15.6%/yr

Latest (2026): $3,438 · +314.3% YoY. Source: county tax records.