331 S Plum St · Mount Carmel, PA 17851

$54,900

2 bd · 1.0 ba · 924 sqft · Other · 5 Days on market

Built 1920 1,306 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

* * * HIGHEST AND BEST OFFER DEADLINE Monday 6/15 by 12 noon. * * * Cheaper to buy than rent! Cozy 2-bedroom, 1 bath free-standing home with convenient first floor laundry, fresh coat of paint, and new flooring in living room. Small backyard is mostly fenced in for privacy. Call to schedule your showing today!

Key facts

• 1,306 sq ft lot
• Built 1920
• Listed 5 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Single family residence; Residential property
• Construction: Vinyl siding with frame construction; Shingle roof; No foundation details listed; Built area above grade: 924
• Exterior features: Porch; Storm door(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Ceiling fan(s) for cooling
• Interior features: Window coverings and insulated windows; Refrigerator included
• Laundry & utility: Laundry on the main level; Unfinished basement for utility or storage space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 15.9% vs local median 12.2% 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 El Sch (math 18% / reading 40%, grade F, #1,146 of 1,518 statewide, top 76%, 790 students, 100% FRL); Mount Carmel Area Jh (math 13% / reading 30%, grade F, #429 of 512 statewide, top 84%, 263 students, 100% FRL); Mount Carmel Area Hs (math 57% / reading 75%, grade B, #62 of 437 statewide, top 14%, 493 students, 74% FRL) — zoned schools average 91% FRL vs 50% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 55 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $54,900

Questions for the listing agent

1. Built in 1920 — 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 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?
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.19%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 45.0%
• Equity multiple: 3.91×
• Total profit: $44,767
• Equity at exit: $35,600

10-year hold

• IRR: 41.7%
• Equity multiple: 8.13×
• Total profit: $109,588
• Equity at exit: $65,518

Cash invested: $15,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $438

Break-even live

Break-even rent $451

Max offer price $54,900

Occupancy floor 51%

Sensitivity live

Price	-10% $469	-5% $453	+0% $438	+5% $422	+10% $407
Rent	-10% $359	-5% $398	+0% $438	+5% $478	+10% $517
Rate	-1.0pp $466	-0.5pp $452	base $438	+0.5pp $424	+1.0pp $409

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 East Ave Mt Carmel, PA	1.0	1.0	640	$795	$1.24	45d	1	0.42mi
137 W 4th St Unit 100 Mt Carmel, PA	1.0	1.0	1000	$850	$0.85	45d	1	0.50mi
414 W 4th St Mount Carmel, PA	3.0	1.5	900	$1,450	$1.61	45d	1	0.68mi

Listing history 5 events

1. 2026-06-16
   status $54,900 Pending 5 DOM
2. 2026-06-15
   days on market $54,900 Active 5 DOM
3. 2026-06-13
   days on market $54,900 Active 3 DOM
4. 2026-06-12
   remarks 317-char remark
5. 2026-06-12
   listed $54,900 Active 2 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: $544 · $45/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$162/yr (+$13/mo · 29.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 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: $12,062
• − Mortgage interest: −$3,075
• − Property taxes: −$544
• − Insurance: −$274
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,597
• Taxable income: $4,641
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $4,142/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

1 event — show timeline

• 2026-06-10 Listed $54,900 CSVBR

Property tax history

+2.6%/yr

Latest (2026): $544 · +1.5% YoY. Source: county tax records.