24 N Maple St · Mount Carmel, PA 17851

$125,000

4 bd · 1.5 ba · 2,305 sqft · Other · 74 Days on market

Built 1910 3,750 sqft lot $54/sqft · 22% above area Est $102k · 22% over

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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 +25.8/30.0
• DSCR +8.7/10.0
• Appreciation +8.2/10.0
• 1% rule +6.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Well-maintained semi-detached home with four bedrooms, 1.5 bathrooms, detached one-car garage with an additional off-street parking space. Enjoy the classic wood trim and pocket doors. Spacious rooms throughout the house are perfect for a growing family to enjoy. There is a convenient first-floor laundry room and half bathroom. Plenty of closet space throughout the house provides plenty of storage, while the third floor bedroom can be easily converted into two rooms if needed. The full backyard features a trex deck with landscaping to enjoy peaceful evenings or early morning coffee. Conveniently located within blocks of downtown, Town Park, the Silver Bowl, and grocery stores.

Key facts

• Wood trim
• Landscaping
• Backyard

Tags

• HARDWOOD FLOORS
• WOOD TRIM
• FIRST-FLOOR LAUNDRY ROOM
• TREX DECK
• LANDSCAPING
• BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 12.2% in Mount Carmel — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 72/100 on livability (#641 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D+, commute F, employment F.
• Mount Carmel Area SD (town): math 20% / reading 37% proficiency, ranked #455 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 54 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 $9k of equity ($864 loan paydown + $8k appreciation (6.3% 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 (6.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $70k; list at $125k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $102,386
• List price: $125,000
• Delta: 22.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.65×
• Total profit: $57,838
• Equity at exit: $81,056

10-year hold

• IRR: 23.1%
• Equity multiple: 5.41×
• Total profit: $154,342
• Equity at exit: $149,176

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 17851

• Home prices YoY: 5.2%
• Active inventory: 54
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $305

Break-even live

Break-even rent $1,046

Max offer price $125,000

Occupancy floor 74%

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 18 events

1. 2026-06-17
   status $125,000 Pending 74 DOM
2. 2026-06-16
   days on market $125,000 Active Under Contract 74 DOM
3. 2026-06-15
   days on market $125,000 Active Under Contract 73 DOM
4. 2026-06-13
   days on market $125,000 Active Under Contract 71 DOM
5. 2026-06-12
   days on market $125,000 Active Under Contract 70 DOM
6. 2026-06-09
   days on market $125,000 Active Under Contract 67 DOM
7. 2026-06-08
   days on market $125,000 Active Under Contract 66 DOM
8. 2026-06-08
   days on market $125,000 Active Under Contract 65 DOM
9. 2026-06-07
   days on market $125,000 Active Under Contract 64 DOM
10. 2026-06-04
    days on market $125,000 Active Under Contract 61 DOM
11. 2026-06-02
    days on market $125,000 Active Under Contract 60 DOM
12. 2026-06-01
    days on market $125,000 Active Under Contract 59 DOM
13. 2026-05-31
    days on market $125,000 Active Under Contract 58 DOM
14. 2026-05-19
    historical Active Under Contract 685-char remark

    Show marketing remark (685 chars)

    Well-maintained semi-detached home with four bedrooms, 1.5 bathrooms, detached one-car garage with an additional off-street parking space. Enjoy the classic wood trim and pocket doors. Spacious rooms throughout the house are perfect for a growing family to enjoy. There is a convenient first-floor laundry room and half bathroom. Plenty of closet space throughout the house provides plenty of storage, while the third floor bedroom can be easily converted into two rooms if needed. The full backyard features a trex deck with landscaping to enjoy peaceful evenings or early morning coffee. Conveniently located within blocks of downtown, Town Park, the Silver Bowl, and grocery stores.

15. 2026-05-12
    status Active 685-char remark

    Show marketing remark (685 chars)

    Well-maintained semi-detached home with four bedrooms, 1.5 bathrooms, detached one-car garage with an additional off-street parking space. Enjoy the classic wood trim and pocket doors. Spacious rooms throughout the house are perfect for a growing family to enjoy. There is a convenient first-floor laundry room and half bathroom. Plenty of closet space throughout the house provides plenty of storage, while the third floor bedroom can be easily converted into two rooms if needed. The full backyard features a trex deck with landscaping to enjoy peaceful evenings or early morning coffee. Conveniently located within blocks of downtown, Town Park, the Silver Bowl, and grocery stores.

16. 2026-04-12
    historical Active Under Contract 685-char remark

    Show marketing remark (685 chars)

    Well-maintained semi-detached home with four bedrooms, 1.5 bathrooms, detached one-car garage with an additional off-street parking space. Enjoy the classic wood trim and pocket doors. Spacious rooms throughout the house are perfect for a growing family to enjoy. There is a convenient first-floor laundry room and half bathroom. Plenty of closet space throughout the house provides plenty of storage, while the third floor bedroom can be easily converted into two rooms if needed. The full backyard features a trex deck with landscaping to enjoy peaceful evenings or early morning coffee. Conveniently located within blocks of downtown, Town Park, the Silver Bowl, and grocery stores.

17. 2026-04-03
    listed $125,000 Active 685-char remark

    Show marketing remark (685 chars)

    Well-maintained semi-detached home with four bedrooms, 1.5 bathrooms, detached one-car garage with an additional off-street parking space. Enjoy the classic wood trim and pocket doors. Spacious rooms throughout the house are perfect for a growing family to enjoy. There is a convenient first-floor laundry room and half bathroom. Plenty of closet space throughout the house provides plenty of storage, while the third floor bedroom can be easily converted into two rooms if needed. The full backyard features a trex deck with landscaping to enjoy peaceful evenings or early morning coffee. Conveniently located within blocks of downtown, Town Park, the Silver Bowl, and grocery stores.

18. 2014-11-25
    soldstatus $70,000

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,700 · $142/mo
• Expected delta: +$275/yr (+$23/mo · 19.3%)

ⓘ 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 4/10 Moderate 8 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,183
• − Mortgage interest: −$7,002
• − Property taxes: −$1,424
• − Insurance: −$625
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,636
• Taxable income: $1,746
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,240/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: Mount Carmel Area SD
• NCES district ID: 4215990
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,195
• Composite: 23.48/100
• National rank: #7876
• State rank: #455 of 539 in PA

Livability — Mount Carmel

• Score: 72/100
• State rank: #641
• US rank: #6230

Category grades

Amenities C Commute F Cost of living A+ Crime B+ Employment F Housing B+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Carmel, PA
• Population (ZIP): 7,174

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 21% Subsaharan African 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

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: ▲ 6.31%
• Current HPI: 127.4102
• 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

+78.6% since first listed

5 events — show timeline

• 2026-05-19 Contingent — CSVBR
• 2026-05-12 Relisted — CSVBR
• 2026-04-12 Contingent — CSVBR
• 2026-04-03 Listed $125,000 CSVBR
• 2014-11-25 Sold (Public Records) $70,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $1,424 · +1.5% YoY. Source: county tax records.