311 Pine St · Minersville, PA 17954

$165,000

3 bd · 1.0 ba · 1,404 sqft · MultiFamily public records · 9 Days on market

Built 1909 871 sqft lot

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Why this score? — see what drove the D+ 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 +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

4 Bedroom Bath and a half twin on quiet street. Remodeled from top to bottom. Including roof, kitchen, bath and a half, flooring and wiring. Hardwood floors. Close to schools and downtown. See pics

Key facts

• Built 1909
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $-43 ($-512/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (15.8% below list).
• Recommended offer: $139k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#742 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: commute F, employment F.
• Minersville Area SD (town): math 21% / reading 50% proficiency, ranked #420 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Minersville Area El Ctr (math 24% / reading 56%, grade F, #942 of 1,518 statewide, top 62%, 466 students, 98% FRL); Minersville Area Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 527 students, 96% FRL) — zoned schools average 97% FRL vs 39% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 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 $9k of equity ($1k loan paydown + $8k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $99k; list at $165k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,000 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1909 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.69×
• Total profit: $32,068
• Equity at exit: $90,031

10-year hold

• IRR: 12.4%
• Equity multiple: 3.19×
• Total profit: $100,970
• Equity at exit: $152,583

Cash invested: $46,200 (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 17954

• Home prices YoY: 2.3%
• Active inventory: 38
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-43

Break-even live

Break-even rent $1,444

Max offer price $157,457

Occupancy floor 98%

Sensitivity live

Price	-10% $51	-5% $4	+0% $-43	+5% $-89	+10% $-136
Rent	-10% $-153	-5% $-98	+0% $-43	+5% $12	+10% $67
Rate	-1.0pp $40	-0.5pp $-1	base $-43	+0.5pp $-85	+1.0pp $-129

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,390
Total (2 units)			$1,390

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Laurel St Minersville, PA	3.0	2.0	1059	$1,150	$1.09	45d	1	0.53mi

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-04-17
   historical Active Under Contract
3. 2026-04-09
   listed $165,000 Active
4. 2026-04-08
   historical $165,000
5. 2023-07-21
   soldstatus $99,000 Closed 197-char remark

   Show marketing remark (197 chars)

   4 Bedroom Bath and a half twin on quiet street. Remodeled from top to bottom. Including roof, kitchen, bath and a half, flooring and wiring. Hardwood floors. Close to schools and downtown. See pics

6. 2023-06-19
   status Pending 197-char remark

   Show marketing remark (197 chars)

   4 Bedroom Bath and a half twin on quiet street. Remodeled from top to bottom. Including roof, kitchen, bath and a half, flooring and wiring. Hardwood floors. Close to schools and downtown. See pics

7. 2023-06-04
   listed $99,900 Active 197-char remark

   Show marketing remark (197 chars)

   4 Bedroom Bath and a half twin on quiet street. Remodeled from top to bottom. Including roof, kitchen, bath and a half, flooring and wiring. Hardwood floors. Close to schools and downtown. See pics

8. 2005-08-10
   soldstatus $18,500
9. 1993-08-02
   soldstatus $23,000

ⓘ 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: $1,815 · $151/mo
• Projected year-2 tax: $2,211 · $184/mo
• Expected delta: +$396/yr (+$33/mo · 21.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,680
• − Mortgage interest: −$9,243
• − Property taxes: −$1,815
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$4,800
• Taxable loss: −$3,338
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $289/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: Minersville Area SD
• NCES district ID: 4215510
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $40,865
• Composite: 29.77/100
• National rank: #6433
• State rank: #420 of 539 in PA

Livability — Minersville

• Score: 70/100
• State rank: #742
• US rank: #7439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minersville, PA
• City population: 27,121
• Population (ZIP): 4,564

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% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Puerto Rican 11%
• Common ancestry: Polish 5% Romanian 5% Subsaharan African 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▲ 4.65%
• Current HPI: 209.7647
• 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

+617.4% since first listed

9 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-17 Contingent — BRIGHT MLS
• 2026-04-09 Listed $165,000 BRIGHT MLS
• 2026-04-08 Coming Soon $165,000 BRIGHT MLS
• 2023-07-21 Sold (MLS) $99,000 BRIGHT MLS
• 2023-06-19 Pending — BRIGHT MLS
• 2023-06-04 Listed $99,900 BRIGHT MLS
• 2005-08-10 Sold (Public Records) $18,500 Public Records
• 1993-08-02 Sold (Public Records) $23,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,815 · +37.8% YoY. Source: county tax records.