320 W Coal St · Shenandoah, PA 17976

$69,900

3 bd · 1.0 ba · 1,926 sqft · SingleFamily public records · 5 Days on market

Built 1900 871 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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

BEAUTIFUL WOODEN STAIRCASE. RELAXING REAR COVERED PATIO. 2 ROOMS ON 3RD FLOOR, (NO HEAT). ROOF APP 4 YEARS OLD. APPLIANCES INCLUDED

Key facts

• Private bedrooms
• Dining area
• Kitchen layout

Tags

• THREE STORY ROW HOME
• COMFORTABLE LIVING ROOM
• DINING AREA
• KITCHEN LAYOUT
• GENEROUSLY SIZED FULL BATH
• PRIVATE BEDROOMS

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $674 ($8k/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 17.9% vs local median 12.5% in Shenandoah — 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 71/100 on livability (#720 in PA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Shenandoah Valley SD (town): math 20% / reading 38% proficiency, ranked #454 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shenandoah Valley El Sch (math 21% / reading 41%, grade F, #1,116 of 1,518 statewide, top 74%, 667 students, 100% FRL); Shenandoah Valley Jshs (math 22% / reading 32%, grade F, #365 of 437 statewide, top 85%, 539 students, 96% FRL) — zoned schools average 98% FRL vs 66% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 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 ($483 loan paydown + $3k appreciation (3.8% 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 (3.8% 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 ~$31k 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.
• 2 sale attempts since 24y 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 $18k; list at $70k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $69,900

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. 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: 2.07% ✓
• Cap rate: 17.87%
• Cash-on-cash: 41.35%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $198,378
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 N Gilbert St	0.09mi	4/1.0 (+1)	1,678 (-13%)	12mo	$90,000	$54	59
250 Ohio Ave	0.35mi	4/1.5 (+1)	1,900 (-1%)	21mo	$176,000	$93	57
162 Swatara Rd	0.53mi	4/2.0 (+1)	1,859 (-4%)	4mo	$191,000	$103	57
39 S Schuylkill Ave	0.49mi	3/1.0	1,765 (-8%)	12mo	$159,000	$90	54
284 Indiana Ave	0.40mi	3/1.5	1,812 (-6%)	23mo	$170,000	$94	50
109 Chestnut St	0.22mi	2/1.5 (-1)	2,208 (+15%)	13mo	$120,000	$54	48
60 Schuylkill Ave	0.45mi	4/3.0 (+1)	1,827 (-5%)	20mo	$258,000	$141	41
480 Texas Ave	0.66mi	3/1.5	1,852 (-4%)	24mo	$230,000	$124	41
382 Ohio Ave	0.44mi	4/2.0 (+1)	1,650 (-14%)	10mo	$210,000	$127	38
598 California Ave	0.65mi	2/1.5 (-1)	1,692 (-12%)	20mo	$190,000	$112	26

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.0%
• Equity multiple: 3.79×
• Total profit: $54,560
• Equity at exit: $34,805

10-year hold

• IRR: 46.9%
• Equity multiple: 7.66×
• Total profit: $130,279
• Equity at exit: $56,426

Cash invested: $19,572 (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 17976

• Home prices YoY: 1.3%
• Active inventory: 63
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $674

Break-even live

Break-even rent $596

Max offer price $69,900

Occupancy floor 48%

Sensitivity live

Price	-10% $714	-5% $694	+0% $674	+5% $655	+10% $635
Rent	-10% $560	-5% $617	+0% $674	+5% $732	+10% $789
Rate	-1.0pp $710	-0.5pp $692	base $674	+0.5pp $656	+1.0pp $638

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 E Oak St Shenandoah, PA	4.0	1.5	2220	$1,450	$0.65	45d	1	0.34mi

Listing history 6 events

1. 2026-04-14
   status Pending
2. 2026-04-09
   listed $69,900 Active
3. 2002-03-20
   soldstatus $18,500 131-char remark

   Show marketing remark (131 chars)

   BEAUTIFUL WOODEN STAIRCASE. RELAXING REAR COVERED PATIO. 2 ROOMS ON 3RD FLOOR, (NO HEAT). ROOF APP 4 YEARS OLD. APPLIANCES INCLUDED

4. 2002-03-13
   soldstatus $18,500
5. 2002-02-27
   historical 131-char remark

   Show marketing remark (131 chars)

   BEAUTIFUL WOODEN STAIRCASE. RELAXING REAR COVERED PATIO. 2 ROOMS ON 3RD FLOOR, (NO HEAT). ROOF APP 4 YEARS OLD. APPLIANCES INCLUDED

6. 2002-01-30
   listed $18,500 131-char remark

   Show marketing remark (131 chars)

   BEAUTIFUL WOODEN STAIRCASE. RELAXING REAR COVERED PATIO. 2 ROOMS ON 3RD FLOOR, (NO HEAT). ROOF APP 4 YEARS OLD. APPLIANCES INCLUDED

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$100/yr (+$8/mo · 11.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,400
• − Mortgage interest: −$3,915
• − Property taxes: −$905
• − Insurance: −$350
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,033
• Taxable income: $7,413
• Est. tax owed @ 24.0%: −$1,779
• After-tax cash flow: $6,314/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: Shenandoah Valley SD
• NCES district ID: 4221490
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $31,968
• Composite: 23.58/100
• National rank: #7851
• State rank: #454 of 539 in PA

Livability — Shenandoah

• Score: 71/100
• State rank: #720
• US rank: #7134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, PA
• City population: 5,988
• Population (ZIP): 5,988

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 34% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 11%
• Common ancestry: Romanian 20% Iranian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 30% Russian/Polish/Slavic 1%

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: ▲ 3.84%
• Current HPI: 308.8036
• 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

+277.8% since first listed

6 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-04-09 Listed $69,900 BRIGHT MLS
• 2002-03-20 Sold (MLS) $18,500 BRIGHT MLS
• 2002-03-13 Sold (Public Records) $18,500 Public Records
• 2002-02-27 Listing Removed — BRIGHT MLS
• 2002-01-30 Listed $18,500 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2025): $905 · +3.3% YoY. Source: county tax records.