135 Lower St · Mahanoy, PA 17948

$108,000

3 bd · 2.0 ba · 1,580 sqft · Townhouse public records · 23 Days on market

Built 1900 8,276 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Key facts

• First floor room
• Finished attic
• Laundry area

Tags

• FIRST FLOOR ROOM
• PRIVATE DOOR ACCESS
• FULL BATHROOM
• LAUNDRY AREA
• EAT IN KITCHEN
• FINISHED ATTIC

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Cesspool septic system; 100 amp electrical service; Oil hot water; Cable internet/TV available
• Home design: Semi-detached property; Estimated year built; Above-grade finished living area estimated
• Construction: Mixed construction materials; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Partial basement; Shed on the property; Lot dimensions approximately 55 x 147

Interior

• Kitchen: Dishwasher; Electric range/oven; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Hot water baseboard heating (oil-fired); Window air conditioning units
• Interior features: Attic; Traditional floor plan; Eat-in kitchen
• Laundry & utility: Washer and dryer; Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $108k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Mahanoy Area Jshs (math 8% / reading 17%, grade F, #419 of 437 statewide, top 96%, 485 students, 96% FRL) — zoned schools average 96% FRL vs 54% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 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 ($747 loan paydown + $4k 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 $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 23 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.6%
• Equity multiple: 2.52×
• Total profit: $46,038
• Equity at exit: $54,384

10-year hold

• IRR: 25.5%
• Equity multiple: 4.93×
• Total profit: $118,779
• Equity at exit: $88,653

Cash invested: $30,240 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $433

Break-even live

Break-even rent $891

Max offer price $108,000

Occupancy floor 65%

Sensitivity live

Price	-10% $494	-5% $463	+0% $433	+5% $402	+10% $372
Rent	-10% $319	-5% $376	+0% $433	+5% $490	+10% $546
Rate	-1.0pp $487	-0.5pp $460	base $433	+0.5pp $405	+1.0pp $376

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $108,000 Active 23 DOM
2. 2026-06-18
   days on market $108,000 Active 21 DOM
3. 2026-06-17
   days on market $108,000 Active 20 DOM
4. 2026-06-16
   days on market $108,000 Active 19 DOM
5. 2026-06-15
   days on market $108,000 Active 18 DOM
6. 2026-06-13
   days on market $108,000 Active 16 DOM
7. 2026-06-12
   days on market $108,000 Active 15 DOM
8. 2026-06-09
   days on market $108,000 Active 12 DOM
9. 2026-06-08
   days on market $108,000 Active 11 DOM
10. 2026-06-08
    days on market $108,000 Active 10 DOM
11. 2026-06-07
    days on market $108,000 Active 9 DOM
12. 2026-06-04
    days on market $108,000 Active 6 DOM
13. 2026-06-02
    days on market $108,000 Active 5 DOM
14. 2026-06-01
    days on market $108,000 Active 4 DOM
15. 2026-05-31
    days on market $108,000 Active 3 DOM

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$298/yr (+$25/mo · 26.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,264
• − Mortgage interest: −$6,050
• − Property taxes: −$1,110
• − Insurance: −$540
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,142
• Taxable income: $3,660
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $4,314/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

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Morea, 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

• 2026-05-28 Listed $108,000 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2025): $1,110 · +7.3% YoY. Source: county tax records.