1400 Main St · Gilberton, PA 17934

$90,000

3 bd · 1.0 ba · 2,320 sqft · SingleFamily public records · 270 Days on market

Built 1890 4,356 sqft lot $39/sqft · 40% below area Est $150k · 40% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Large End of the Row Home. Spacious Rooms. This Home has LR, FR, Kitchen, Laundry, Workshop, 4 Bedrooms , and Bath. Other features Yard, Porch, and 2 Car Detached Garage. Property is winterized. Call/Text Rich for info/appt at 570-274-2566.

Key facts

• Yard
• Porch
• Spacious rooms

Tags

• END OF THE ROW HOME
• SPACIOUS ROOMS
• YARD
• PORCH
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,531 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D+, schools F, amenities 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: 3 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 $3k of equity ($622 loan paydown + $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 270 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

• ARV (median comp): $150,242
• List price: $90,000
• Delta: -40.10%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 N Railroad Ave	0.72mi	3/1.0	2,191 (-6%)	6mo	$175,000	$80	52

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: 24.1%
• Equity multiple: 2.37×
• Total profit: $34,417
• Equity at exit: $40,468

10-year hold

• IRR: 24.9%
• Equity multiple: 4.56×
• Total profit: $89,611
• Equity at exit: $62,366

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 17934

• Active inventory: 3
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$38
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $369

Break-even live

Break-even rent $833

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $420	-5% $395	+0% $369	+5% $344	+10% $319
Rent	-10% $267	-5% $318	+0% $369	+5% $421	+10% $472
Rate	-1.0pp $415	-0.5pp $392	base $369	+0.5pp $346	+1.0pp $322

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 28 events

1. 2026-06-21
   days on market $90,000 Active 270 DOM
2. 2026-06-18
   days on market $90,000 Active 268 DOM
3. 2026-06-17
   days on market $90,000 Active 267 DOM
4. 2026-06-16
   days on market $90,000 Active 266 DOM
5. 2026-06-15
   days on market $90,000 Active 265 DOM
6. 2026-06-13
   days on market $90,000 Active 263 DOM
7. 2026-06-12
   days on market $90,000 Active 262 DOM
8. 2026-06-09
   days on market $90,000 Active 259 DOM
9. 2026-06-08
   days on market $90,000 Active 258 DOM
10. 2026-06-08
    days on market $90,000 Active 257 DOM
11. 2026-06-07
    days on market $90,000 Active 256 DOM
12. 2026-06-04
    days on market $90,000 Active 253 DOM
13. 2026-06-02
    days on market $90,000 Active 252 DOM
14. 2026-06-01
    days on market $90,000 Active 251 DOM
15. 2026-05-31
    days on market $90,000 Active 250 DOM
16. 2026-04-26
    price $90,000 240-char remark

    Show marketing remark (240 chars)

    Large End of the Row Home. Spacious Rooms. This Home has LR, FR, Kitchen, Laundry, Workshop, 4 Bedrooms , and Bath. Other features Yard, Porch, and 2 Car Detached Garage. Property is winterized. Call/Text Rich for info/appt at 570-274-2566.

17. 2026-03-24
    status Active 240-char remark

    Show marketing remark (240 chars)

    Large End of the Row Home. Spacious Rooms. This Home has LR, FR, Kitchen, Laundry, Workshop, 4 Bedrooms , and Bath. Other features Yard, Porch, and 2 Car Detached Garage. Property is winterized. Call/Text Rich for info/appt at 570-274-2566.

18. 2026-03-24
    price $95,000 240-char remark

    Show marketing remark (240 chars)

    Large End of the Row Home. Spacious Rooms. This Home has LR, FR, Kitchen, Laundry, Workshop, 4 Bedrooms , and Bath. Other features Yard, Porch, and 2 Car Detached Garage. Property is winterized. Call/Text Rich for info/appt at 570-274-2566.

19. 2025-10-26
    price $87,000 240-char remark

    Show marketing remark (240 chars)

    Large End of the Row Home. Spacious Rooms. This Home has LR, FR, Kitchen, Laundry, Workshop, 4 Bedrooms , and Bath. Other features Yard, Porch, and 2 Car Detached Garage. Property is winterized. Call/Text Rich for info/appt at 570-274-2566.

20. 2025-08-20
    price $95,000 240-char remark

    Show marketing remark (240 chars)

    Large End of the Row Home. Spacious Rooms. This Home has LR, FR, Kitchen, Laundry, Workshop, 4 Bedrooms , and Bath. Other features Yard, Porch, and 2 Car Detached Garage. Property is winterized. Call/Text Rich for info/appt at 570-274-2566.

21. 2025-07-30
    price $99,900 240-char remark

    Show marketing remark (240 chars)

    Large End of the Row Home. Spacious Rooms. This Home has LR, FR, Kitchen, Laundry, Workshop, 4 Bedrooms , and Bath. Other features Yard, Porch, and 2 Car Detached Garage. Property is winterized. Call/Text Rich for info/appt at 570-274-2566.

22. 2025-07-14
    listed $110,000 Active 240-char remark

    Show marketing remark (240 chars)

    Large End of the Row Home. Spacious Rooms. This Home has LR, FR, Kitchen, Laundry, Workshop, 4 Bedrooms , and Bath. Other features Yard, Porch, and 2 Car Detached Garage. Property is winterized. Call/Text Rich for info/appt at 570-274-2566.

23. 2024-09-30
    historical
24. 2024-08-03
    listed $85,000 Active
25. 2021-10-25
    historical
26. 2021-10-25
    soldstatus $45,000 Closed
27. 2021-09-27
    status Pending
28. 2021-09-19
    listed $45,000 Active

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$151/yr (+$13/mo · 13.5%)

ⓘ 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) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,612
• − Mortgage interest: −$5,041
• − Property taxes: −$1,120
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,618
• Taxable income: $3,219
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $3,661/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 — Gilberton

• Score: 59/100
• State rank: #1531
• US rank: #20085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gilberton, PA
• City population: 585
• Population (ZIP): 442

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 20% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Cuban 1% Dominican 11%
• Common ancestry: Romanian 18% Subsaharan African 7% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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

+100.0% since first listed

13 events — show timeline

• 2026-04-26 Price Changed $90,000 CSVBR
• 2026-03-24 Relisted — CSVBR
• 2026-03-24 Price Changed $95,000 CSVBR
• 2025-10-26 Price Changed $87,000 CSVBR
• 2025-08-20 Price Changed $95,000 CSVBR
• 2025-07-30 Price Changed $99,900 CSVBR
• 2025-07-14 Listed $110,000 CSVBR
• 2024-09-30 Listing Removed — BRIGHT MLS
• 2024-08-03 Listed $85,000 BRIGHT MLS
• 2021-10-25 Listing Removed — BRIGHT MLS
• 2021-10-25 Sold (MLS) $45,000 BRIGHT MLS
• 2021-09-27 Pending — BRIGHT MLS
• 2021-09-19 Listed $45,000 BRIGHT MLS

Property tax history

+9.8%/yr

Latest (2025): $1,120 · +6.7% YoY. Source: county tax records.