316 S Maple St · Mount Carmel, PA 17851

$58,500

2 bd · 1.0 ba · 1,026 sqft · Other · 33 Days on market

Built 1920 1,993 sqft lot $57/sqft · 6% above area Est $55k · 6% over ↓ 10% 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
• Appreciation +8.2/10.0
• ARV discount +4.8/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

FOR SALE – 316 S Maple St, Mount Carmel, PA Great opportunity for homeowners or investors! Vacant and ready for immediate occupancy or rental. 2 Bedrooms + Attic (potential 3rd bedroom or office) 1 Bathroom Cozy layout with natural light Large backyard – perfect for entertaining or added tenant appeal Currently vacant – move in or rent right away Previously rented for $1,000/month Strong rental potential for investors Opportunity to add value with updates Located in Mount Carmel, close to local shops, schools, and conveniences. Whether you’re looking for your next home or a cash-flow investment, this property is full of potential!

Key facts

• Close to schools
• Large backyard
• Natural light

Tags

• LARGE BACKYARD
• NATURAL LIGHT
• STRONG RENTAL POTENTIAL
• CLOSE TO LOCAL SHOPS
• CLOSE TO SCHOOLS
• CLOSE TO CONVENIENCES

Property features AI

Finance

• Financial info: Total actual rent reported: $12,000

Exterior

• Parking: Above-grade other structures noted
• Utilities: Public sewer; Community water; Electric available; Sewer available; Water available
• Home design: Interior townhouse/rowhouse; Effective renovations in 2023; Fee simple ownership
• Construction: Mixed construction materials; Shingle roof; Concrete perimeter foundation; Building winterized; Estimated year built
• Exterior features: Balcony; Enclosed outdoor living area; Patio(s); Not in a federal flood zone; Municipal trash service

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate plank; Luxury vinyl plank
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric baseboard heat; 100 amp electric service
• Interior features: Attic; Tub with shower; Paneled walls; Estimated living area
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $58k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 12.4% in Mount Carmel — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#641 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: commute F, employment F.
• Mount Carmel Area SD (town): math 20% / reading 37% proficiency, ranked #455 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mount Carmel Area Hs (math 57% / reading 75%, grade B, #62 of 437 statewide, top 14%, 493 students, 74% FRL) — zoned schools average 74% FRL vs 50% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 28% district-wide (+38 pts) — the actual schools serving this property are materially stronger than the Mount Carmel Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($404 loan paydown + $4k appreciation (6.3% local appreciation)).
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, 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 33 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,745 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1920 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.84% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.34%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (median comp): $55,236
• List price: $58,500
• Delta: 5.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 3.92×
• Total profit: $47,835
• Equity at exit: $37,934

10-year hold

• IRR: 41.9%
• Equity multiple: 8.15×
• Total profit: $117,065
• Equity at exit: $69,814

Cash invested: $16,380 (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 17851

• Home prices YoY: 5.2%
• Active inventory: 55
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$307
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $469

Break-even live

Break-even rent $484

Max offer price $58,500

Occupancy floor 51%

Sensitivity live

Price	-10% $502	-5% $485	+0% $469	+5% $452	+10% $436
Rent	-10% $384	-5% $426	+0% $469	+5% $511	+10% $554
Rate	-1.0pp $498	-0.5pp $484	base $469	+0.5pp $454	+1.0pp $438

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 W 4th St Unit 100 Mt Carmel, PA	1.0	1.0	1000	$850	$0.85	45d	1	0.19mi
414 W 4th St Mount Carmel, PA	3.0	1.5	900	$1,450	$1.61	45d	1	0.28mi

Listing history 2 events

1. 2026-05-10
   price $58,500 666-char remark
2. 2026-04-23
   listed $64,999 Active 666-char remark

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$157/yr (+$13/mo · 25.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,923
• − Mortgage interest: −$3,277
• − Property taxes: −$611
• − Insurance: −$292
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,702
• Taxable income: $4,973
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,431/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: Mount Carmel Area SD
• NCES district ID: 4215990
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,195
• Composite: 23.48/100
• National rank: #7876
• State rank: #455 of 539 in PA

Livability — Mount Carmel

• Score: 72/100
• State rank: #641
• US rank: #6230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Carmel, PA
• Population (ZIP): 7,174

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 21% Subsaharan African 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.31%
• Current HPI: 127.4102
• 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

-10.0% since first listed

3 events — show timeline

• 2026-05-26 Pending — BRIGHT MLS
• 2026-05-10 Price Changed $58,500 BRIGHT MLS
• 2026-04-23 Listed $64,999 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $611 · +1.5% YoY. Source: county tax records.