128-30 Spruce St · Minersville, PA 17954

$90,000

4 bd · 1.0 ba · 1,788 sqft · SingleFamily · 79 Days on market

Built 1788 Fair condition 2,614 sqft lot $50/sqft · 37% below area Est $143k · 37% under ↓ 6% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This Minersville, PA home offers both comfort and flexibility, featuring a spacious eat-in kitchen with plenty of additional room for gathering and everyday living. The convenience of first-floor laundry and a full bathroom adds to the home’s practical layout. A finished basement provides extra space perfect for storage, recreation, or a variety of activities.

Key facts

• 2,614 sq ft lot
• Built 1788
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1788 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1788 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.70% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.08%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $143,182
• List price: $90,000
• Delta: -37.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Laurel St	0.08mi	3/1.0 (-1)	1,800 (+1%)	10mo	$154,900	$86	82
233 S South St	0.10mi	3/1.5 (-1)	1,640 (-8%)	5mo	$129,000	$79	70
18 Lewis	0.18mi	3/1.5 (-1)	1,828 (+2%)	19mo	$85,000	$46	65
215 S 4th St	0.23mi	4/1.5	1,586 (-11%)	5mo	$115,000	$73	64
539 School St	0.34mi	4/1.0	1,900 (+6%)	17mo	$140,000	$74	59
401 Church St	0.17mi	5/2.0 (+1)	1,656 (-7%)	15mo	$99,900	$60	58
2 E Edgar Lewis St	0.39mi	3/1.5 (-1)	1,600 (-10%)	5mo	$243,000	$152	54
308 N Front St	0.24mi	3/1.5 (-1)	2,038 (+14%)	10mo	$165,000	$81	50
505 Ryan Ln	0.25mi	3/1.5 (-1)	2,046 (+14%)	11mo	$240,000	$117	48
447-449 S 3rd St	0.28mi	4/2.5	1,525 (-15%)	11mo	$124,000	$81	47
321 Lytle St	0.24mi	3/1.5 (-1)	2,000 (+12%)	18mo	$160,000	$80	47
622 Baker St	0.43mi	3/2.0 (-1)	1,579 (-12%)	7mo	$179,900	$114	46

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: 36.9%
• Equity multiple: 3.24×
• Total profit: $56,539
• Equity at exit: $49,108

10-year hold

• IRR: 35.4%
• Equity multiple: 6.53×
• Total profit: $139,389
• Equity at exit: $83,227

Cash invested: $25,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $590

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 57%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $90,000 Active 79 DOM
2. 2026-06-18
   days on market $90,000 Active 78 DOM
3. 2026-06-17
   days on market $90,000 Active 77 DOM
4. 2026-06-16
   days on market $90,000 Active 76 DOM
5. 2026-06-15
   days on market $90,000 Active 75 DOM
6. 2026-06-14
   days on market $90,000 Active 73 DOM
7. 2026-06-12
   days on market $90,000 Active 72 DOM
8. 2026-06-09
   days on market $90,000 Active 69 DOM
9. 2026-06-08
   days on market $90,000 Active 68 DOM
10. 2026-06-07
    days on market $90,000 Active 67 DOM
11. 2026-06-07
    days on market $90,000 Active 66 DOM
12. 2026-06-04
    days on market $90,000 Active 63 DOM
13. 2026-06-02
    days on market $90,000 Active 62 DOM
14. 2026-06-01
    days on market $90,000 Active 61 DOM
15. 2026-05-31
    days on market $90,000 Active 60 DOM
16. 2026-05-31
    days on market $90,000 Active 59 DOM
17. 2026-04-30
    price $99,000 368-char remark

    Show marketing remark (368 chars)

    This Minersville, PA home offers both comfort and flexibility, featuring a spacious eat-in kitchen with plenty of additional room for gathering and everyday living. The convenience of first-floor laundry and a full bathroom adds to the home’s practical layout. A finished basement provides extra space perfect for storage, recreation, or a variety of activities.

18. 2026-04-02
    listed $105,000 Active 368-char remark

    Show marketing remark (368 chars)

    This Minersville, PA home offers both comfort and flexibility, featuring a spacious eat-in kitchen with plenty of additional room for gathering and everyday living. The convenience of first-floor laundry and a full bathroom adds to the home’s practical layout. A finished basement provides extra space perfect for storage, recreation, or a variety of activities.

19. 2026-03-30
    historical $105,000 368-char remark

    Show marketing remark (368 chars)

    This Minersville, PA home offers both comfort and flexibility, featuring a spacious eat-in kitchen with plenty of additional room for gathering and everyday living. The convenience of first-floor laundry and a full bathroom adds to the home’s practical layout. A finished basement provides extra space perfect for storage, recreation, or a variety of activities.

ⓘ 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 4/10 Moderate 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: $18,404
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$2,618
• Taxable income: $6,000
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $5,635/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to its kitchen, bathrooms, exterior, and landscaping to improve its condition and value. The most impactful updates would be a kitchen and bathroom renovation, as well as exterior improvements.

Repairs flagged

• Major Kitchen cabinets — The cabinets are visibly worn and need replacement or renovation.
• Major Kitchen countertops — The countertops are worn and need replacement or renovation.
• Major Kitchen flooring — The flooring is carpeted and appears worn, requiring replacement or renovation.
• Major Bathroom walls — The walls have peeling paint and need repainting or renovation.
• Major Bathroom flooring — The flooring is carpeted and appears worn, requiring replacement or renovation.
• Moderate Exterior siding — The siding shows some wear and tear and may need repainting or minor repairs.
• Major Landscaping — The landscaping is sparse and in need of maintenance and improvement.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen with updated appliances and finishes can significantly increase the home's resale value.
• Resale Bathroom renovation — A modern bathroom with updated fixtures and finishes can significantly increase the home's resale value.
• Both Exterior siding and landscaping — Updating the exterior siding and landscaping can improve the home's curb appeal and both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are visibly worn and need replacement or renovation.	Major	$15,000–50,000
Kitchen countertops · The countertops are worn and need replacement or renovation.	Major	$15,000–50,000
Kitchen flooring · The flooring is carpeted and appears worn, requiring replacement or renovation.	Major	$15,000–50,000
Bathroom walls · The walls have peeling paint and need repainting or renovation.	Major	$15,000–50,000
Bathroom flooring · The flooring is carpeted and appears worn, requiring replacement or renovation.	Major	$15,000–50,000
Exterior siding · The siding shows some wear and tear and may need repainting or minor repairs.	Moderate	$3,000–15,000
Landscaping · The landscaping is sparse and in need of maintenance and improvement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$93,000–315,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen with updated appliances and finishes can significantly increase the home's resale value. ↑
• Resale Bathroom renovation — A modern bathroom with updated fixtures and finishes can significantly increase the home's resale value. ↑
• Both Exterior siding and landscaping — Updating the exterior siding and landscaping can improve the home's curb appeal and both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.7% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $99,000 BRIGHT MLS
• 2026-04-02 Listed $105,000 BRIGHT MLS
• 2026-03-30 Coming Soon $105,000 BRIGHT MLS