316 W Wiconisco St · Muir, PA 17957

$59,900

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 74 Days on market

Built 1900 7,405 sqft lot $42/sqft · 62% below area ↓ 14% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this single-family home located in Muir. The property features 4 bedrooms, 1.5 bathrooms, a spacious dining room, and convenient first-floor laundry. Additional highlights include an enclosed rear porch, storage shed, electric baseboard heat, and a generously sized lot. This home offers great potential for a new owner to add their personal touches and make it their own. Call today for more information or to schedule a showing.

Key facts

• Generously sized lot
• Storage shed
• Enclosed rear porch

Tags

• ENCLOSED REAR PORCH
• STORAGE SHED
• FIRST-FLOOR LAUNDRY
• GENEROUSLY SIZED LOT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#565 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Williams Valley SD (rural): math 16% / reading 44% proficiency, ranked #442 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williams Valley El Sch (math 17% / reading 45%, grade F, #1,116 of 1,518 statewide, top 74%, 521 students, 100% FRL); Williams Valley Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 440 students, 98% FRL) — zoned schools average 99% FRL vs 40% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 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 $2k of equity ($414 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,306 (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 1900 — 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: 2.13% ✓
• Cap rate: 18.41%
• Cash-on-cash: 43.28%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (median comp): $178,838
• List price: $59,900
• Delta: -66.51%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 W Wiconisco St	0.06mi	3/1.0 (-1)	1,402 (-3%)	16mo	$151,500	$108	74
26 N Yohe St	0.51mi	3/1.5 (-1)	1,410 (-2%)	3mo	$245,000	$174	63
125 S Yohe St	0.44mi	4/2.0	1,389 (-4%)	10mo	$221,000	$159	61
1612 E Grand Ave	0.68mi	4/1.5	1,528 (+6%)	13mo	$175,600	$115	46
128 N Yohe St	0.58mi	3/2.0 (-1)	1,236 (-14%)	14mo	$140,000	$113	28

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: 48.6%
• Equity multiple: 3.73×
• Total profit: $45,754
• Equity at exit: $26,934

10-year hold

• IRR: 48.4%
• Equity multiple: 7.49×
• Total profit: $108,918
• Equity at exit: $41,508

Cash invested: $16,772 (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 17957

• Active inventory: 1
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $605

Break-even live

Break-even rent $512

Max offer price $59,900

Occupancy floor 48%

Sensitivity live

Price	-10% $639	-5% $622	+0% $605	+5% $588	+10% $571
Rent	-10% $504	-5% $554	+0% $605	+5% $655	+10% $706
Rate	-1.0pp $635	-0.5pp $620	base $605	+0.5pp $589	+1.0pp $574

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Welcome to this single-family home located in Muir. The property features 4 bedrooms, 1.5 bathrooms, a spacious dining room, and convenient first-floor laundry. Additional highlights include an enclosed rear porch, storage shed, electric baseboard heat, and a generously sized lot. This home offers great potential for a new owner to add their personal touches and make it their own. Call today for more information or to schedule a showing.

2. 2026-04-21
   price $59,900 441-char remark

   Show marketing remark (441 chars)

   Welcome to this single-family home located in Muir. The property features 4 bedrooms, 1.5 bathrooms, a spacious dining room, and convenient first-floor laundry. Additional highlights include an enclosed rear porch, storage shed, electric baseboard heat, and a generously sized lot. This home offers great potential for a new owner to add their personal touches and make it their own. Call today for more information or to schedule a showing.

3. 2026-03-05
   listed $70,000 Active 441-char remark

   Show marketing remark (441 chars)

   Welcome to this single-family home located in Muir. The property features 4 bedrooms, 1.5 bathrooms, a spacious dining room, and convenient first-floor laundry. Additional highlights include an enclosed rear porch, storage shed, electric baseboard heat, and a generously sized lot. This home offers great potential for a new owner to add their personal touches and make it their own. Call today for more information or to schedule a showing.

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $867 · $72/mo
• Expected delta: +$80/yr (+$7/mo · 10.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $15,335
• − Mortgage interest: −$3,355
• − Property taxes: −$787
• − Insurance: −$300
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$1,743
• Taxable income: $6,697
• Est. tax owed @ 24.0%: −$1,607
• After-tax cash flow: $5,651/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: Williams Valley SD
• NCES district ID: 4226400
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $47,317
• Composite: 25.84/100
• National rank: #7354
• State rank: #442 of 539 in PA

Livability — Muir

• Score: 73/100
• State rank: #565
• US rank: #5319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muir, PA
• City population: 407
• Population (ZIP): 407

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 8% Polish 8% Romanian 1%
• Languages at home: 98% English-only · German/W. Germanic 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: —
• Current HPI: —
• 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

-14.4% since first listed

3 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-04-21 Price Changed $59,900 BRIGHT MLS
• 2026-03-05 Listed $70,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2025): $787 · +12.6% YoY. Source: county tax records.