516 Pottsville St · Minersville, PA 17954

$44,999

3 bd · 1.0 ba · 1,344 sqft · Townhouse public records · 13 Days on market

Built 1900 2,614 sqft lot Est $77k · 41% under

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

Listing remarks

Attention Investors . Check out this 3 bedroom, 1 bath home in Minersville. Bring your ideas and make this one your own. As-is, Cash sale. Call to set up a private showing!

Key facts

• Garage
• Built 1900
• Listed 13 days

Property features AI

Exterior

• Parking: Detached garage (1 space); On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached home; Estimated year built
• Construction: Aluminum siding; Permanent foundation
• Exterior features: Corner lot; Porch(es); Above-grade other structures

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level
• Heating & cooling: Hot water heating; Oil-fired heating and hot water
• Interior features: Eat-in kitchen; Daylight full basement
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 20.4% vs local median 8.0% in Minersville — 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 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: schools C-, 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.
• 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 $2k of equity ($311 loan paydown + $2k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $17k; list at $45k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,999

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.56% ✓
• Cap rate: 20.41%
• Cash-on-cash: 50.42%
• DSCR: 3.24
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $76,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 S 3rd St	0.39mi	3/1.0	1,350 (+0%)	1mo	$32,500	$24	81
528 Lytle St	0.06mi	3/1.0	1,176 (-12%)	4mo	$120,000	$102	73
325 New Castle St	0.66mi	3/1.0	1,320 (-2%)	2mo	$68,000	$52	65
457 Church St	0.35mi	3/1.0	1,500 (+12%)	2mo	$72,000	$48	63
428 North St	0.60mi	3/1.5	1,307 (-3%)	6mo	$46,500	$36	61
206 Oak St	0.29mi	3/1.0	1,200 (-11%)	10mo	$82,500	$69	61
235 S 4th St	0.43mi	4/1.0 (+1)	1,420 (+6%)	6mo	$139,900	$99	60
466 N North St	0.62mi	4/1.5 (+1)	1,400 (+4%)	1mo	$90,000	$64	56
311 Pine St	0.62mi	4/1.5 (+1)	1,404 (+4%)	1mo	$170,000	$121	56
137 Carbon St	0.56mi	3/1.0	1,482 (+10%)	8mo	$85,000	$57	50
141 Carbon St	0.56mi	3/1.0	1,163 (-14%)	5mo	$42,000	$36	47
444 Lewis St	0.58mi	3/1.0	1,158 (-14%)	4mo	$45,000	$39	47

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

Projected returns pro-forma

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

5-year hold

• IRR: 57.6%
• Equity multiple: 4.43×
• Total profit: $43,256
• Equity at exit: $24,553

10-year hold

• IRR: 55.7%
• Equity multiple: 9.11×
• Total profit: $102,174
• Equity at exit: $41,613

Cash invested: $12,600 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $529

Break-even live

Break-even rent $480

Max offer price $44,999

Occupancy floor 49%

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: $11,250
• Closing costs: $1,350
• 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	43d	1	0.18mi

Listing history 11 events

1. 2026-06-01
   status $44,999 Pending 13 DOM
2. 2026-06-01
   days on market $44,999 Active 13 DOM
3. 2026-05-31
   days on market $44,999 Active 12 DOM
4. 2026-05-31
   days on market $44,999 Active 11 DOM
5. 2026-05-19
   listed $44,999 Active
6. 2016-10-20
   soldstatus $17,000
7. 2016-03-01
   historical
8. 2016-01-22
   historical
9. 2015-08-20
   listed $25,000
10. 2015-03-23
    listed $49,000
11. 1996-10-04
    soldstatus $26,000

ⓘ 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: $1,493 · $124/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 15 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: $13,800
• − Mortgage interest: −$2,521
• − Property taxes: −$1,493
• − Insurance: −$225
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,309
• Taxable income: $6,044
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $4,902/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

+73.1% since first listed

7 events — show timeline

• 2026-05-19 Listed $44,999 BRIGHT MLS
• 2016-10-20 Sold (Public Records) $17,000 Public Records
• 2016-03-01 Listing Removed — BRIGHT MLS
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2015-08-20 Listed $25,000 BRIGHT MLS
• 2015-03-23 Listed $49,000 BRIGHT MLS
• 1996-10-04 Sold (Public Records) $26,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,493 · +5.6% YoY. Source: county tax records.