439 South St E · Mahanoy City, PA 17948

$70,000

3 bd · 1.0 ba · 1,248 sqft · Townhouse public records · 4 Days on market

Built 1918 871 sqft lot Est $52k · 34% over

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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 +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this well-maintained home offering a unique blend of character, space, and recent improvements. Situated with only one neighboring property, this home provides added privacy while still being conveniently located near local amenities. Inside, you’ll find generously sized rooms, original woodwork, and plenty of storage throughout. The spacious kitchen features abundant cabinetry, a center island with seating, and direct access to the rear deck—perfect for relaxing, entertaining, or enjoying your morning coffee. Multiple large bedrooms provide comfortable living space, while the full bathroom retains classic charm. Recent mechanical upgrades include a new New Yorker hea

Key facts

• Added privacy
• Plenty of storage
• Abundant cabinetry

Tags

• ADDED PRIVACY
• GENEROUSLY SIZED ROOMS
• ORIGINAL WOODWORK
• PLENTY OF STORAGE
• ABUNDANT CABINETRY
• CENTER ISLAND WITH SEATING

Property features AI

Exterior

• Parking: Alley access
• Utilities: Public water; Public sewer
• Home design: End of row townhouse; Fee simple ownership; Year built: estimated
• Construction: Other foundation; Other above-grade structures
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Heating system: other; Oil-fired heating; Oil hot water
• Interior features: Estimated living area; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.8% vs local median 11.6% in Mahanoy City — 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 65/100 on livability (#1,129 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime F, commute 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: 43 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 ($484 loan paydown + $3k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.86% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.13%
• DSCR: 2.52
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $52,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 E Pine St	0.26mi	3/2.0	1,212 (-3%)	1mo	$72,000	$59	79
324 E Market St	0.11mi	3/1.5	1,314 (+5%)	12mo	$41,000	$31	74
113 E Mahanoy St	0.20mi	2/1.5 (-1)	1,156 (-7%)	3mo	$36,500	$32	69
29 Mahanoy St	0.32mi	4/1.0 (+1)	1,326 (+6%)	4mo	$37,000	$28	67
1039 E Pine St	0.33mi	3/2.0	1,300 (+4%)	9mo	$39,000	$30	66
1218 E Centre St	0.43mi	3/1.0	1,176 (-6%)	11mo	$51,500	$44	62
38 S 10th St	0.27mi	3/1.5	1,100 (-12%)	5mo	$71,000	$65	61
114 W Mahanoy St	0.35mi	3/1.0	1,360 (+9%)	12mo	$78,000	$57	59
411 W Spruce St	0.52mi	3/1.0	1,372 (+10%)	2mo	$57,500	$42	57
114 W South St	0.35mi	3/1.0	1,394 (+12%)	10mo	$8,500	$6	55
1216 E Centre St	0.42mi	3/1.0	1,076 (-14%)	10mo	$51,500	$48	49
1117 E Market St	0.37mi	2/1.0 (-1)	1,060 (-15%)	12mo	$20,000	$19	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 3.42×
• Total profit: $47,497
• Equity at exit: $35,249

10-year hold

• IRR: 40.3%
• Equity multiple: 6.87×
• Total profit: $115,138
• Equity at exit: $57,460

Cash invested: $19,600 (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 17948

• Home prices YoY: 1.7%
• Active inventory: 43
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $557

Break-even live

Break-even rent $594

Max offer price $70,000

Occupancy floor 52%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E Market St Mahanoy City, PA	3.0	1.5	1314	$1,300	$0.99	44d	1	0.11mi

Listing history 5 events

1. 2026-06-03
   status $70,000 Pending 4 DOM
2. 2026-06-02
   days on market $70,000 Active 4 DOM
3. 2026-06-01
   days on market $70,000 Active 3 DOM
4. 2026-05-31
   days on market $70,000 Active 2 DOM
5. 2026-05-30
   listed $70,000 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: $879 · $73/mo
• Projected year-2 tax: $993 · $83/mo
• Expected delta: +$113/yr (+$9/mo · 12.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$3,921
• − Property taxes: −$879
• − Insurance: −$350
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,036
• Taxable income: $5,917
• Est. tax owed @ 24.0%: −$1,420
• After-tax cash flow: $5,270/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 — Mahanoy City

• Score: 65/100
• State rank: #1129
• US rank: #12973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mahanoy City, PA
• Population (ZIP): 4,124

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% Hispanic / Latino 15% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 8%
• Common ancestry: Romanian 9% Iranian 3% Hungarian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Arabic 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: ▲ 3.94%
• Current HPI: 234.7484
• 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

1 event — show timeline

• 2026-05-30 Listed $70,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $879 · +5.7% YoY. Source: county tax records.