15 School St · Ryan, PA 18214

$159,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 9 Days on market

Built 1992 10,454 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).

• Appreciation +9.4/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Here's that hidden gem you've been looking for! This Barnesville ranch style home has been completely renovated and is just waiting for its new owners. Some of the upgrades include a new roof, all new windows, along with plumbing and electrical service. The two full bathrooms have been updated as well. The master bathroom has been turned into a tranquil oasis, with a large soaking tub to wash your cares away! The home offers a beautiful kitchen that overlooks the dining/living area with a stone fireplace for those chilly fall and winter evenings. The over-sized family room, conveniently located in the center of the home, makes entertaining a breeze! Enjoy relaxing on the front deck with your morning coffee or at the end of the day, listening to the sounds of nature. This home has to be seen to be appreciated. Call to schedule your showing today.

Key facts

• Large soaking tub
• Updated bathrooms
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• UPDATED PLUMBING
• UPDATED ELECTRICAL SERVICE
• UPDATED BATHROOMS
• LARGE SOAKING TUB

Property features AI

Exterior

• Parking: Driveway parking for four vehicles (total of four garage/parking spaces)
• Utilities: Public sewer; Well water; Electric service
• Home design: Manufactured property; Fee simple ownership
• Construction: Aluminum siding; Crawl space with pillar/post/pier foundation
• Exterior features: Lot dimensions approximately 98 x 105; Not in a federal flood zone; Above grade other structures

Interior

• Kitchen: Gas oven/range; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) fuel for heating
• Interior features: Has one fireplace
• Laundry & utility: Washer and dryer included; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (22.6% below list).
• Recommended offer: $124k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 11 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 $15k of equity ($1k loan paydown + $14k appreciation (8.8% local appreciation)).
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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.
• 5 sale attempts since 2y 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 $20k; list at $160k implies a 700% gain — meaningful room to come down on a strong offer.

Recommended offer $123,708 (22.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $378,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Crest St	0.19mi	3/1.0	1,484 (-12%)	12mo	$334,000	$225	58
172 Grier Ave	0.68mi	2/1.0 (-1)	1,680 (0%)	16mo	$170,000	$101	46

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

Projected returns pro-forma

8.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.48×
• Total profit: $66,466
• Equity at exit: $130,750

10-year hold

• IRR: 17.9%
• Equity multiple: 5.46×
• Total profit: $199,754
• Equity at exit: $268,915

Cash invested: $44,772 (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 18214

• Home prices YoY: 5.1%
• Active inventory: 11
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-128

Break-even live

Break-even rent $1,399

Max offer price $141,416

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-72	+0% $-128	+5% $-183	+10% $-238
Rent	-10% $-225	-5% $-177	+0% $-128	+5% $-79	+10% $-30
Rate	-1.0pp $-47	-0.5pp $-87	base $-128	+0.5pp $-169	+1.0pp $-211

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $159,900 Active 9 DOM
2. 2026-06-18
   days on market $159,900 Active 7 DOM
3. 2026-06-17
   days on market $159,900 Active 6 DOM
4. 2026-06-16
   days on market $159,900 Active 5 DOM
5. 2026-06-15
   days on market $159,900 Active 4 DOM
6. 2026-06-13
   days on market $159,900 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $159,900 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,845
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$4,652
• Taxable loss: −$4,337
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $-492/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: 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 — Ryan

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Grier City, PA
• Population (ZIP): 2,414

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 12% Lithuanian 4% Iranian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1% Korean 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: ▲ 8.84%
• Current HPI: 182.1467
• 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

+610.7% since first listed

11 events — show timeline

• 2026-06-11 Listed $159,900 BRIGHT MLS
• 2026-06-11 Listed $159,900 GLVRMLS
• 2025-02-28 Listing Removed — GLVRMLS
• 2025-01-16 Listed $155,000 GLVRMLS
• 2025-01-15 Listing Removed — GLVRMLS
• 2024-11-17 Listed $159,000 GLVRMLS
• 2024-11-11 Listing Removed — GLVRMLS
• 2024-10-04 Price Changed $179,000 GLVRMLS
• 2024-09-11 Listed $189,000 GLVRMLS
• 2005-02-03 Sold (Public Records) $20,000 Public Records
• 2003-05-19 Sold (Public Records) $22,500 Public Records

Property tax history

+19.0%/yr

Latest (2026): $13,852 · +439.8% YoY. Source: county tax records.