125 Carbon St · Minersville, PA 17954

$54,900

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 100 Days on market

Built 1900 1,307 sqft lot $50/sqft · at area comps Est $57k · at est. ↓ 8% 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 +9.5/15.0
• 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 MLS

Unlock the potential of 126 Carbon St, a 3 bedroom, 1 bath home that's nearly completed and ready for your finishing touches. Originally an investment property, the renovation was well underway but left incomplete, offering an opportunity for flippers, rehab specialists, or savvy investors to step in and add instant value. Whether you're looking for your next flip or a rental ready addition to your portfolio, this property is priced to move. Located in the heart of Minersville, PA, a quiet Schuylkill County community with small town charm and strong rental demand. Just minutes from Pottsville and Route 901, Minersville offers affordable real estate, nearby job opportunities, and access to local schools, parks, and amenities. With its proximity to larger cities like Reading, Harrisburg, and Allentown, it's a strategic investment location for those seeking value and upside potential in Pennsylvania’s growing markets.

Key facts

• Strong rental demand
• Investment property
• Built 1900

Tags

• INVESTMENT PROPERTY
• RENOVATION OPPORTUNITY
• STRONG RENTAL DEMAND
• AFFORDABLE REAL ESTATE
• NEARBY JOB OPPORTUNITIES
• ACCESS TO LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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 $3k of equity ($380 loan paydown + $3k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.92%
• DSCR: 2.78
• GRM: 4.0

CMA / ARV

• ARV (median comp): $57,419
• List price: $54,900
• Delta: -4.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 S 3rd St	0.25mi	2/1.0	1,101 (+1%)	6mo	$86,000	$78	81
516 Baker St	0.16mi	2/1.0	984 (-10%)	10mo	$105,000	$107	68
401 Spring St	0.50mi	3/1.5 (+1)	1,136 (+4%)	10mo	$180,000	$158	53
227 Middle St	0.33mi	3/1.0 (+1)	1,200 (+10%)	13mo	$19,000	$16	52
201 Arlene St	0.43mi	3/1.0 (+1)	1,232 (+13%)	6mo	$250,000	$203	48
325 Washington St	0.52mi	3/1.0 (+1)	1,204 (+11%)	7mo	$175,650	$146	47
226 Spruce St	0.27mi	3/1.0 (+1)	926 (-15%)	19mo	$45,000	$49	42
500 Spring St	0.50mi	2/1.5	960 (-12%)	19mo	$157,000	$164	39
227 Llewellyn Rd	0.72mi	3/1.0 (+1)	1,171 (+8%)	20mo	$50,000	$43	32

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: 47.8%
• Equity multiple: 3.87×
• Total profit: $44,169
• Equity at exit: $29,956

10-year hold

• IRR: 45.9%
• Equity multiple: 7.89×
• Total profit: $105,961
• Equity at exit: $50,768

Cash invested: $15,372 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $511

Break-even live

Break-even rent $503

Max offer price $54,900

Occupancy floor 51%

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: $13,725
• Closing costs: $1,647
• 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	43d	1	0.47mi

Listing history 27 events

1. 2026-06-19
   days on market $54,900 Active 100 DOM
2. 2026-06-18
   days on market $54,900 Active 99 DOM
3. 2026-06-17
   days on market $54,900 Active 98 DOM
4. 2026-06-16
   days on market $54,900 Active 97 DOM
5. 2026-06-15
   days on market $54,900 Active 96 DOM
6. 2026-06-14
   days on market $54,900 Active 94 DOM
7. 2026-06-12
   days on market $54,900 Active 93 DOM
8. 2026-06-09
   days on market $54,900 Active 90 DOM
9. 2026-06-08
   days on market $54,900 Active 89 DOM
10. 2026-06-07
    days on market $54,900 Active 88 DOM
11. 2026-06-07
    days on market $54,900 Active 87 DOM
12. 2026-06-04
    days on market $54,900 Active 84 DOM
13. 2026-06-02
    days on market $54,900 Active 83 DOM
14. 2026-06-01
    days on market $54,900 Active 82 DOM
15. 2026-05-31
    days on market $54,900 Active 81 DOM
16. 2026-05-31
    days on market $54,900 Active 80 DOM
17. 2026-04-30
    price $54,900 934-char remark

    Show marketing remark (934 chars)

    Unlock the potential of 126 Carbon St, a 3 bedroom, 1 bath home that's nearly completed and ready for your finishing touches. Originally an investment property, the renovation was well underway but left incomplete, offering an opportunity for flippers, rehab specialists, or savvy investors to step in and add instant value. Whether you're looking for your next flip or a rental ready addition to your portfolio, this property is priced to move. Located in the heart of Minersville, PA, a quiet Schuylkill County community with small town charm and strong rental demand. Just minutes from Pottsville and Route 901, Minersville offers affordable real estate, nearby job opportunities, and access to local schools, parks, and amenities. With its proximity to larger cities like Reading, Harrisburg, and Allentown, it's a strategic investment location for those seeking value and upside potential in Pennsylvania’s growing markets.

18. 2026-03-11
    listed $59,900 Active 934-char remark

    Show marketing remark (934 chars)

    Unlock the potential of 126 Carbon St, a 3 bedroom, 1 bath home that's nearly completed and ready for your finishing touches. Originally an investment property, the renovation was well underway but left incomplete, offering an opportunity for flippers, rehab specialists, or savvy investors to step in and add instant value. Whether you're looking for your next flip or a rental ready addition to your portfolio, this property is priced to move. Located in the heart of Minersville, PA, a quiet Schuylkill County community with small town charm and strong rental demand. Just minutes from Pottsville and Route 901, Minersville offers affordable real estate, nearby job opportunities, and access to local schools, parks, and amenities. With its proximity to larger cities like Reading, Harrisburg, and Allentown, it's a strategic investment location for those seeking value and upside potential in Pennsylvania’s growing markets.

19. 2026-01-02
    historical
20. 2026-01-01
    historical
21. 2025-12-13
    status Active
22. 2025-10-27
    historical
23. 2025-10-02
    price $70,000
24. 2025-10-02
    price $70,000
25. 2025-07-14
    listed $80,000 Active
26. 2025-07-14
    listed $80,000 Active
27. 2021-07-06
    soldstatus $60,000

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,035 · $86/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 17 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: −$3,075
• − Property taxes: −$1,035
• − Insurance: −$274
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,597
• Taxable income: $5,610
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $4,791/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

-8.5% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $54,900 GLVRMLS
• 2026-03-11 Listed $59,900 GLVRMLS
• 2026-01-02 Listing Removed — GLVRMLS
• 2026-01-01 Listing Removed — BRIGHT MLS
• 2025-12-13 Relisted — GLVRMLS
• 2025-10-27 Listing Removed — GLVRMLS
• 2025-10-02 Price Changed $70,000 BRIGHT MLS
• 2025-10-02 Price Changed $70,000 GLVRMLS
• 2025-07-14 Listed $80,000 BRIGHT MLS
• 2025-07-14 Listed $80,000 GLVRMLS
• 2021-07-06 Sold (Public Records) $60,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,035 · +5.6% YoY. Source: county tax records.