115 S 3rd St · Minersville, PA 17954

$39,900

3 bd · 2.0 ba · 1,070 sqft · SingleFamily public records · 34 Days on market

Built 1930 1,307 sqft lot $37/sqft · 46% below area

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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 +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

Investor opportunity in Minersville! This property is completely gutted and ready for a full renovation, offering a blank slate to bring your vision to life. Updates include a new 200-amp electrical service and a few new windows already installed, saving time and upfront costs. Ideal for investors or buyers looking for a full rehab project with strong potential. Property is being sold as-is.

Key facts

• Few new windows
• Built 1930
• Listed 34 days

Tags

• NEW 200 AMP ELECTRICAL SERVICE
• FEW NEW WINDOWS

Property features AI

Finance

• Other: Property contains 1 unit (Unit 1: 2 beds, 1 bath)
• Financial info: Insurance expense listed: $600

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story building; Zoned R
• Construction: Vinyl siding
• Exterior features: On-street parking

Interior

• Bedrooms: 2 bedrooms (Unit 1)
• Bathrooms: 1 full bathroom
• Interior features: Two-story interior

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 8.8% 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: 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.
• Zoned schools: Minersville Area El Ctr (math 24% / reading 56%, grade F, #942 of 1,518 statewide, top 62%, 466 students, 98% FRL); Minersville Area Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 527 students, 96% FRL) — zoned schools average 97% FRL vs 39% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $2k of equity ($276 loan paydown + $2k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.88% ✓
• Cap rate: 25.32%
• Cash-on-cash: 67.97%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (median comp): $93,890
• List price: $39,900
• Delta: -57.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 S 3rd St	0.03mi	2/1.0 (-1)	1,101 (+3%)	6mo	$86,000	$78	80
401 Spring St	0.29mi	3/1.5	1,136 (+6%)	11mo	$180,000	$158	65
227 Middle St	0.12mi	3/1.0	1,200 (+12%)	13mo	$19,000	$16	60
226 Spruce St	0.10mi	3/1.0	926 (-14%)	19mo	$45,000	$49	53
516 Baker St	0.37mi	2/1.0 (-1)	984 (-8%)	10mo	$105,000	$107	52
325 Washington St	0.39mi	3/1.0	1,204 (+12%)	7mo	$175,650	$146	51
500 Spring St	0.31mi	2/1.5 (-1)	960 (-10%)	20mo	$157,000	$164	45
227 Llewellyn Rd	0.50mi	3/1.0	1,171 (+9%)	20mo	$50,000	$43	40

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: 74.2%
• Equity multiple: 5.36×
• Total profit: $48,725
• Equity at exit: $21,771

10-year hold

• IRR: 72.4%
• Equity multiple: 11.10×
• Total profit: $112,883
• Equity at exit: $36,897

Cash invested: $11,172 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $633

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 40%

Sensitivity live

Price	-10% $660	-5% $647	+0% $633	+5% $619	+10% $605
Rent	-10% $542	-5% $587	+0% $633	+5% $678	+10% $724
Rate	-1.0pp $653	-0.5pp $643	base $633	+0.5pp $622	+1.0pp $612

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: $9,975
• Closing costs: $1,197
• 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	46d	1	0.25mi

Listing history 6 events

1. 2026-06-02
   days on market $39,900 Active 34 DOM
2. 2026-06-01
   days on market $39,900 Active 33 DOM
3. 2026-05-31
   days on market $39,900 Active 32 DOM
4. 2026-05-31
   days on market $39,900 Active 31 DOM
5. 2026-04-29
   listed $39,900 Active 394-char remark
6. 2002-01-25
   soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥95°F today · 16 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: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,161
• Taxable income: $7,398
• Est. tax owed @ 24.0%: −$1,776
• After-tax cash flow: $5,818/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

+116.7% since first listed

3 events — show timeline

• 2026-06-01 Sold (MLS) $32,500 GLVRMLS
• 2026-04-29 Listed $39,900 GLVRMLS
• 2002-01-25 Sold (Public Records) $15,000 Public Records

Property tax history

+13.0%/yr

Latest (2026): $3,158 · +193.6% YoY. Source: county tax records.