420 422 Centre St · Mahanoy City, PA 17948

$230,000

6 bd · 3.0 ba · 3,762 sqft · MultiFamily · 41 Days on market

Good condition $61/sqft · 206% above area

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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
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Remarkable 3 unit on E Centre Street Mahanoy City nearly ready for full occupancy. 3 total units with a total of 7 bedrooms. First and 2nd floor are completely remodeled -new kitchen and baths, granite countertops, new electric, plumbing, windows, floors ect. Just awaiting finishing touches. 3rd floor is vacant for now.

Key facts

• Listed 40 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Zoned residential
• Construction: Vinyl siding
• Exterior features: Rubber roof

Interior

• Heating & cooling: Electric heating; Baseboard heating
• Interior features: Electric water heater; Basement

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $479/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 11.6% in Mahanoy City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $167k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.70% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.79%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $75,083
• List price: $230,000
• Delta: 206.33%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 N Main St	0.28mi	5/— (-1)	3,643 (-3%)	15mo	$174,000	$48	64

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: 34.4%
• Equity multiple: 3.03×
• Total profit: $130,914
• Equity at exit: $115,818

10-year hold

• IRR: 33.7%
• Equity multiple: 6.03×
• Total profit: $324,190
• Equity at exit: $188,799

Cash invested: $64,400 (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: 14.7×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $1,436

Break-even live

Break-even rent $2,082

Max offer price $230,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,900
Total (3 units)			$3,900

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $230,000 Active 41 DOM
2. 2026-06-17
   days on market $230,000 Active 40 DOM
3. 2026-06-16
   days on market $230,000 Active 39 DOM
4. 2026-06-15
   days on market $230,000 Active 38 DOM
5. 2026-06-13
   days on market $230,000 Active 36 DOM
6. 2026-06-12
   days on market $230,000 Active 35 DOM
7. 2026-06-09
   days on market $230,000 Active 32 DOM
8. 2026-06-08
   days on market $230,000 Active 31 DOM
9. 2026-06-08
   days on market $230,000 Active 30 DOM
10. 2026-06-07
    days on market $230,000 Active 29 DOM
11. 2026-06-04
    days on market $230,000 Active 26 DOM
12. 2026-06-02
    days on market $230,000 Active 25 DOM
13. 2026-06-01
    days on market $230,000 Active 24 DOM
14. 2026-05-31
    days on market $230,000 Active 23 DOM
15. 2026-05-08
    listed $230,000 Active 271-char remark
16. 2022-11-16
    soldstatus $166,800 Closed 321-char remark

    Show marketing remark (321 chars)

    Remarkable 3 unit on E Centre Street Mahanoy City nearly ready for full occupancy. 3 total units with a total of 7 bedrooms. First and 2nd floor are completely remodeled -new kitchen and baths, granite countertops, new electric, plumbing, windows, floors ect. Just awaiting finishing touches. 3rd floor is vacant for now.

17. 2022-10-13
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Remarkable 3 unit on E Centre Street Mahanoy City nearly ready for full occupancy. 3 total units with a total of 7 bedrooms. First and 2nd floor are completely remodeled -new kitchen and baths, granite countertops, new electric, plumbing, windows, floors ect. Just awaiting finishing touches. 3rd floor is vacant for now.

18. 2022-10-12
    price $168,000 321-char remark

    Show marketing remark (321 chars)

    Remarkable 3 unit on E Centre Street Mahanoy City nearly ready for full occupancy. 3 total units with a total of 7 bedrooms. First and 2nd floor are completely remodeled -new kitchen and baths, granite countertops, new electric, plumbing, windows, floors ect. Just awaiting finishing touches. 3rd floor is vacant for now.

19. 2022-10-11
    status Active 321-char remark

    Show marketing remark (321 chars)

    Remarkable 3 unit on E Centre Street Mahanoy City nearly ready for full occupancy. 3 total units with a total of 7 bedrooms. First and 2nd floor are completely remodeled -new kitchen and baths, granite countertops, new electric, plumbing, windows, floors ect. Just awaiting finishing touches. 3rd floor is vacant for now.

20. 2022-08-13
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Remarkable 3 unit on E Centre Street Mahanoy City nearly ready for full occupancy. 3 total units with a total of 7 bedrooms. First and 2nd floor are completely remodeled -new kitchen and baths, granite countertops, new electric, plumbing, windows, floors ect. Just awaiting finishing touches. 3rd floor is vacant for now.

21. 2022-06-08
    price $159,000 321-char remark

    Show marketing remark (321 chars)

    Remarkable 3 unit on E Centre Street Mahanoy City nearly ready for full occupancy. 3 total units with a total of 7 bedrooms. First and 2nd floor are completely remodeled -new kitchen and baths, granite countertops, new electric, plumbing, windows, floors ect. Just awaiting finishing touches. 3rd floor is vacant for now.

22. 2022-06-03
    price $169,999 321-char remark

    Show marketing remark (321 chars)

    Remarkable 3 unit on E Centre Street Mahanoy City nearly ready for full occupancy. 3 total units with a total of 7 bedrooms. First and 2nd floor are completely remodeled -new kitchen and baths, granite countertops, new electric, plumbing, windows, floors ect. Just awaiting finishing touches. 3rd floor is vacant for now.

23. 2022-05-24
    listed $170,000 Active 321-char remark

    Show marketing remark (321 chars)

    Remarkable 3 unit on E Centre Street Mahanoy City nearly ready for full occupancy. 3 total units with a total of 7 bedrooms. First and 2nd floor are completely remodeled -new kitchen and baths, granite countertops, new electric, plumbing, windows, floors ect. Just awaiting finishing touches. 3rd floor is vacant for now.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $46,800
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,816
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$6,691
• Taxable income: $14,471
• Est. tax owed @ 24.0%: −$3,473
• After-tax cash flow: $13,759/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab

This 3-unit property is in good condition with recent renovations, offering strong income potential and immediate cash flow.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Well-maintained landscaping can attract more tenants and buyers
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Well-maintained landscaping can attract more tenants and buyers ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+35.3% since first listed

9 events — show timeline

• 2026-05-08 Listed $230,000 LCAR
• 2022-11-16 Sold (MLS) $166,800 BRIGHT MLS
• 2022-10-13 Pending — BRIGHT MLS
• 2022-10-12 Price Changed $168,000 BRIGHT MLS
• 2022-10-11 Relisted — BRIGHT MLS
• 2022-08-13 Pending — BRIGHT MLS
• 2022-06-08 Price Changed $159,000 BRIGHT MLS
• 2022-06-03 Price Changed $169,999 BRIGHT MLS
• 2022-05-24 Listed $170,000 BRIGHT MLS