416-418 E Mahanoy Ave · Mahanoy City, PA 17948

$170,000

6 bd · 0.0 ba · — sqft · MultiFamily · 42 Days on market

Built 1950 Poor condition 2,178 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 +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0

Multi-family units

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

Key facts

• 2,178 sq ft lot
• Built 1950
• Listed 42 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership
• Construction: Vinyl siding exterior; Other foundation; Other above- and below-grade structures; Estimated year built
• Exterior features: No tidal water on the property

Interior

• Bedrooms: Two 1-bedroom units; Two 2-bedroom units
• Heating & cooling: Radiator heat; Natural gas heating fuel; Electric hot water
• Interior features: End of row / townhouse layout; Finished and unfinished area details from assessor

What this means for you Summary

Snapshot

• This is a 2 × ?-bed/?-bath units multifamily listed at $170k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive. Per door: $440/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

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 $8k of equity ($1k loan paydown + $7k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.53% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.16%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $77,626
• List price: $170,000
• Delta: 119.00%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 N Main St	0.33mi	5/— (-1)	3,643	15mo	$174,000	$48	55
400 402 South St	0.47mi	6/2.0	2,353	12mo	$165,000	$70	48

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: 30.2%
• Equity multiple: 2.79×
• Total profit: $85,128
• Equity at exit: $85,605

10-year hold

• IRR: 29.7%
• Equity multiple: 5.50×
• Total profit: $214,425
• Equity at exit: $139,547

Cash invested: $47,600 (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 17948

• Home prices YoY: 1.7%
• Active inventory: 43
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $879

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	0	0	$2,600
Total (2 units)			$2,600

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $170,000 Active 42 DOM
2. 2026-06-17
   days on market $170,000 Active 41 DOM
3. 2026-06-16
   days on market $170,000 Active 40 DOM
4. 2026-06-15
   days on market $170,000 Active 39 DOM
5. 2026-06-13
   days on market $170,000 Active 37 DOM
6. 2026-06-12
   days on market $170,000 Active 36 DOM
7. 2026-06-09
   days on market $170,000 Active 33 DOM
8. 2026-06-08
   days on market $170,000 Active 32 DOM
9. 2026-06-08
   days on market $170,000 Active 31 DOM
10. 2026-06-07
    days on market $170,000 Active 30 DOM
11. 2026-06-04
    days on market $170,000 Active 27 DOM
12. 2026-06-02
    days on market $170,000 Active 26 DOM
13. 2026-06-01
    days on market $170,000 Active 25 DOM
14. 2026-05-31
    days on market $170,000 Active 24 DOM
15. 2026-05-07
    listed $170,000 Active
16. 2025-09-17
    price $160,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 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: $31,200
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$4,945
• Taxable income: $8,340
• Est. tax owed @ 24.0%: −$2,002
• After-tax cash flow: $8,548/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 · 12 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovations to bring it up to code and improve its value. Immediate safety and aesthetic issues need to be addressed.

Repairs flagged

• Major Exposed wiring in kitchen and HVAC — Safety hazard
• Major Missing countertops and fixtures in kitchen and bath — Aesthetic and functional issues
• Major Peeling paint throughout — Safety hazard and aesthetic issues
• Major Exposed subfloor — Safety hazard and functional issues

Value-add opportunities

• Both New countertops and fixtures in kitchen and bath — Improves aesthetics and functionality
• Both Painting and repainting throughout — Improves aesthetics and safety
• Both Reframing and repainting windows — Improves aesthetics and safety
• Both Reframing and repainting exterior — Improves aesthetics and safety
• Both Reframing and repainting interior walls — Improves aesthetics and safety
• Both Reframing and repainting foundation — Improves aesthetics and safety
• Both Reframing and repainting HVAC — Improves aesthetics and safety
• Both Landscaping and curb appeal — Improves aesthetics and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring in kitchen and HVAC · Safety hazard	Major	$15,000–50,000
Missing countertops and fixtures in kitchen and bath · Aesthetic and functional issues	Major	$15,000–50,000
Peeling paint throughout · Safety hazard and aesthetic issues	Major	$15,000–50,000
Exposed subfloor · Safety hazard and functional issues	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New countertops and fixtures in kitchen and bath — Improves aesthetics and functionality ↑
• Both Painting and repainting throughout — Improves aesthetics and safety ↑
• Both Reframing and repainting windows — Improves aesthetics and safety ↑
• Both Reframing and repainting exterior — Improves aesthetics and safety ↑
• Both Reframing and repainting interior walls — Improves aesthetics and safety ↑
• Both Reframing and repainting foundation — Improves aesthetics and safety ↑
• Both Reframing and repainting HVAC — Improves aesthetics and safety ↑
• Both Landscaping and curb appeal — Improves aesthetics and safety ↑

ⓘ 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

+6.2% since first listed

2 events — show timeline

• 2026-05-07 Listed $170,000 BRIGHT MLS
• 2025-09-17 Price Changed $160,000 LCAR