537 W Mahanoy St · Mahanoy City, PA 17948

$109,900

3 bd · 1.0 ba · 1,708 sqft · Townhouse public records · 31 Days on market

Built 1900 871 sqft lot Est $73k · 50% 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 +27.4/30.0
• DSCR +9.6/10.0
• Appreciation +7.0/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Spacious home with new flooring, fresh paint and upgraded updated electric. 4 bedrooms with 1.5 baths and main floor laundry. Move right in! Seller is Pa Licencee.

Key facts

• Built 1900
• Listed 30 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Effective year of major renovation: 2026
• Construction: Aluminum siding; Concrete perimeter foundation; Estimated year built (source listed as estimated)
• Exterior features: Full basement; Lot dimensions approximately 16 x 63

Interior

• Kitchen: Refrigerator; Range hood; Stove
• Bedrooms: Four bedrooms (all on the upper level)
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Hot water heating; Oil-fired heating
• Interior features: Tub/shower

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

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: schools F, crime F, commute 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.
• Market conditions: 43 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 ($760 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 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 $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $73,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 W Maple St	0.22mi	4/1.5 (+1)	1,678 (-2%)	12mo	$120,000	$72	70
521 Mahanoy St	0.02mi	3/1.0	1,586 (-7%)	22mo	$68,000	$43	69
639 W Centre	0.12mi	3/1.0	1,456 (-15%)	2mo	$40,777	$28	68
101 S Catawissa St	0.19mi	4/1.5 (+1)	1,536 (-10%)	1mo	$104,000	$68	67
532 W Mahanoy St	0.02mi	3/1.5	1,456 (-15%)	8mo	$88,000	$60	66
217 W Mahanoy	0.19mi	4/1.0 (+1)	1,536 (-10%)	5mo	$109,000	$71	65
614 W Market St	0.05mi	4/1.0 (+1)	1,958 (+15%)	5mo	$63,000	$32	64
309 W Mahanoy St W	0.14mi	3/1.0	1,500 (-12%)	13mo	$65,000	$43	62
217 W Pine St	0.20mi	4/1.0 (+1)	1,534 (-10%)	9mo	$45,000	$29	61
131 W South St W	0.24mi	3/1.5	1,544 (-10%)	21mo	$62,000	$40	54
221 E Mahanoy St	0.47mi	3/1.5	1,508 (-12%)	10mo	$30,000	$20	48
516 E Mahanoy St	0.63mi	4/1.0 (+1)	1,480 (-13%)	14mo	$110,000	$74	32

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: 19.5%
• Equity multiple: 2.16×
• Total profit: $35,837
• Equity at exit: $55,341

10-year hold

• IRR: 20.0%
• Equity multiple: 4.16×
• Total profit: $97,170
• Equity at exit: $90,213

Cash invested: $30,772 (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 17948

• Home prices YoY: 1.7%
• Active inventory: 43
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $267

Break-even live

Break-even rent $962

Max offer price $109,900

Occupancy floor 74%

Sensitivity live

Price	-10% $329	-5% $298	+0% $267	+5% $236	+10% $205
Rent	-10% $164	-5% $216	+0% $267	+5% $318	+10% $370
Rate	-1.0pp $322	-0.5pp $295	base $267	+0.5pp $239	+1.0pp $210

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E Market St Mahanoy City, PA	3.0	1.5	1314	$1,300	$0.99	45d	1	0.52mi

Listing history 27 events

1. 2026-06-21
   days on market $109,900 Active 31 DOM
2. 2026-06-21
   days on market $109,900 Active 30 DOM
3. 2026-06-18
   days on market $109,900 Active 28 DOM
4. 2026-06-17
   days on market $109,900 Active 27 DOM
5. 2026-06-16
   days on market $109,900 Active 26 DOM
6. 2026-06-15
   days on market $109,900 Active 25 DOM
7. 2026-06-13
   days on market $109,900 Active 23 DOM
8. 2026-06-12
   days on market $109,900 Active 22 DOM
9. 2026-06-09
   days on market $109,900 Active 19 DOM
10. 2026-06-08
    days on market $109,900 Active 18 DOM
11. 2026-06-08
    days on market $109,900 Active 17 DOM
12. 2026-06-07
    days on market $109,900 Active 16 DOM
13. 2026-06-04
    days on market $109,900 Active 13 DOM
14. 2026-06-02
    days on market $109,900 Active 12 DOM
15. 2026-06-01
    days on market $109,900 Active 11 DOM
16. 2026-05-31
    days on market $109,900 Active 10 DOM
17. 2026-05-22
    listed $109,900 Active
18. 2026-05-19
    historical $109,900
19. 2025-02-28
    soldstatus $65,000
20. 2023-11-13
    historical
21. 2023-04-04
    price $76,500
22. 2023-02-25
    listed $80,000 Active
23. 2022-09-16
    soldstatus $50,000 Closed 163-char remark

    Show marketing remark (163 chars)

    Spacious home with new flooring, fresh paint and upgraded updated electric. 4 bedrooms with 1.5 baths and main floor laundry. Move right in! Seller is Pa Licencee.

24. 2022-09-16
    soldstatus $50,000

    Show marketing remark (163 chars)

    Spacious home with new flooring, fresh paint and upgraded updated electric. 4 bedrooms with 1.5 baths and main floor laundry. Move right in! Seller is Pa Licencee.

25. 2022-09-04
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Spacious home with new flooring, fresh paint and upgraded updated electric. 4 bedrooms with 1.5 baths and main floor laundry. Move right in! Seller is Pa Licencee.

26. 2022-08-30
    price $53,000 163-char remark

    Show marketing remark (163 chars)

    Spacious home with new flooring, fresh paint and upgraded updated electric. 4 bedrooms with 1.5 baths and main floor laundry. Move right in! Seller is Pa Licencee.

27. 2022-08-19
    listed $60,000 Active 163-char remark

    Show marketing remark (163 chars)

    Spacious home with new flooring, fresh paint and upgraded updated electric. 4 bedrooms with 1.5 baths and main floor laundry. Move right in! Seller is Pa Licencee.

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $1,362 · $114/mo
• Expected delta: +$374/yr (+$31/mo · 37.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 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: $15,600
• − Mortgage interest: −$6,156
• − Property taxes: −$988
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,197
• Taxable income: $1,547
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,833/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

+83.2% since first listed

11 events — show timeline

• 2026-05-22 Listed $109,900 BRIGHT MLS
• 2026-05-19 Coming Soon $109,900 BRIGHT MLS
• 2025-02-28 Sold (Public Records) $65,000 Public Records
• 2023-11-13 Listing Removed — BRIGHT MLS
• 2023-04-04 Price Changed $76,500 BRIGHT MLS
• 2023-02-25 Listed $80,000 BRIGHT MLS
• 2022-09-16 Sold (Public Records) $50,000 Public Records
• 2022-09-16 Sold (MLS) $50,000 BRIGHT MLS
• 2022-09-04 Pending — BRIGHT MLS
• 2022-08-30 Price Changed $53,000 BRIGHT MLS
• 2022-08-19 Listed $60,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $988 · +5.7% YoY. Source: county tax records.