265 Mill Rd · Mahoning, PA 18235

$179,900

3 bd · 1.0 ba · 2,448 sqft · SingleFamily public records · 142 Days on market

Built 1857 1.01 ac lot $73/sqft · 58% below area

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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).

• Cash flow +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot—perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential of 4 bedrooms and 2–3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that’s still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don’t miss this opportunity to transform a timeless farmhouse into a stunning modern retreat—so much potential awaits at 265 Mill Road! Sold as-is.

Key facts

• 1.01 acre lot
• 3 parking spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (0.8% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lehighton Area SD (suburban): math 32% / reading 50% proficiency, ranked #336 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $86k; list at $180k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1857 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1857 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $428,244
• List price: $179,900
• Delta: -57.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Mill Rd	0.00mi	4/2.5 (+1)	2,448 (0%)	1mo	$155,000	$63	88
357 Chapel Dr	0.52mi	3/2.0	2,192 (-10%)	13mo	$281,450	$128	44
134 Huron Dr Lot 05	0.66mi	3/2.0	2,173 (-11%)	4mo	$528,485	$243	42
229 Pleasantview Dr Lot 52	0.75mi	4/2.5 (+1)	2,334 (-5%)	8mo	$479,990	$206	40
98 Heartwood Lot 60	0.72mi	3/2.0	2,173 (-11%)	12mo	$510,715	$235	34
90 Heartwood Ct Lot 62	0.69mi	2/2.0 (-1)	2,173 (-11%)	16mo	$523,029	$241	27

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-18,624
• Equity at exit: $26,824

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,583
• Equity at exit: $15,554

Cash invested: $50,372 (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 18235

• Home prices YoY: -27.1%
• Active inventory: 139
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $165

Break-even live

Break-even rent $1,577

Max offer price $179,900

Occupancy floor 86%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-11
   status Pending 1003-char remark

   Show marketing remark (976 chars)

   Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot--perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential for 4 bedrooms and 2-3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that's still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don't miss this opportunity to transform a timeless farmhouse into a stunning modern retreat--so much potential awaits at 265 Mill Road! Sold as-is.

2. 2026-05-11
   status Pending 976-char remark

   Show marketing remark (976 chars)

   Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot--perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential for 4 bedrooms and 2-3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that's still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don't miss this opportunity to transform a timeless farmhouse into a stunning modern retreat--so much potential awaits at 265 Mill Road! Sold as-is.

3. 2026-05-11
   status Pending

   Show marketing remark (976 chars)

   Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot--perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential for 4 bedrooms and 2-3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that's still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don't miss this opportunity to transform a timeless farmhouse into a stunning modern retreat--so much potential awaits at 265 Mill Road! Sold as-is.

4. 2026-03-13
   status Active
5. 2026-02-23
   status Active 1003-char remark

   Show marketing remark (976 chars)

   Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot--perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential for 4 bedrooms and 2-3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that's still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don't miss this opportunity to transform a timeless farmhouse into a stunning modern retreat--so much potential awaits at 265 Mill Road! Sold as-is.

6. 2026-02-23
   status Active 976-char remark

   Show marketing remark (976 chars)

   Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot--perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential for 4 bedrooms and 2-3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that's still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don't miss this opportunity to transform a timeless farmhouse into a stunning modern retreat--so much potential awaits at 265 Mill Road! Sold as-is.

7. 2026-01-17
   historical Active Under Contract

   Show marketing remark (1003 chars)

   Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot—perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential of 4 bedrooms and 2–3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that’s still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don’t miss this opportunity to transform a timeless farmhouse into a stunning modern retreat—so much potential awaits at 265 Mill Road! Sold as-is.

8. 2026-01-17
   status Pending 976-char remark

   Show marketing remark (1003 chars)

   Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot—perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential of 4 bedrooms and 2–3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that’s still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don’t miss this opportunity to transform a timeless farmhouse into a stunning modern retreat—so much potential awaits at 265 Mill Road! Sold as-is.

9. 2026-01-17
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot—perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential of 4 bedrooms and 2–3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that’s still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don’t miss this opportunity to transform a timeless farmhouse into a stunning modern retreat—so much potential awaits at 265 Mill Road! Sold as-is.

10. 2025-10-26
    listed $179,900 Active 976-char remark

    Show marketing remark (976 chars)

    Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot--perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential for 4 bedrooms and 2-3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that's still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don't miss this opportunity to transform a timeless farmhouse into a stunning modern retreat--so much potential awaits at 265 Mill Road! Sold as-is.

11. 2025-10-26
    listed $179,900 Active

    Show marketing remark (976 chars)

    Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot--perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential for 4 bedrooms and 2-3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that's still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don't miss this opportunity to transform a timeless farmhouse into a stunning modern retreat--so much potential awaits at 265 Mill Road! Sold as-is.

12. 2025-10-25
    listed $179,900 Active 1003-char remark

    Show marketing remark (1003 chars)

    Endless Potential on a Full Acre in Lehighton! Bring your vision to this classic farmhouse set on a spacious 1-acre lot—perfect for investors, flippers, or handy homeowners looking to create their dream home. Much of the heavy lifting has already been done, with framing and electrical work mostly completed and brand-new siding and windows already installed. All finishing materials in the home are included: drywall sheets, siding, tub surrounds, and cabinets. Offering the potential of 4 bedrooms and 2–3 baths, this home is a blank slate ready for your finishing touches. The large lot provides plenty of room for outdoor fun, gardening, or future expansion. Enjoy the best of both worlds with a peaceful country setting that’s still close to town and offers easy access for commuting to the Lehigh Valley and beyond. Don’t miss this opportunity to transform a timeless farmhouse into a stunning modern retreat—so much potential awaits at 265 Mill Road! Sold as-is.

13. 2023-01-25
    soldstatus $86,000
14. 2008-05-09
    soldstatus $96,930
15. 2008-05-06
    soldstatus $96,930
16. 2008-03-13
    listed $89,950
17. 2007-10-10
    listed $140,000

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $2,784 · $232/mo
• Expected delta: +$58/yr (+$5/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,423
• − Mortgage interest: −$10,077
• − Property taxes: −$2,726
• − Insurance: −$900
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$5,233
• Taxable loss: −$940
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $2,204/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: Lehighton Area SD
• NCES district ID: 4213500
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $51,115
• Composite: 35.36/100
• National rank: #4958
• State rank: #336 of 539 in PA

Livability — Mahoning

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

Census & demographics

• Population (ZIP): 19,121

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Polish 5% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.77%
• Current HPI: 187.4645
• 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

+28.5% since first listed

17 events — show timeline

• 2026-05-11 Pending — GLVRMLS
• 2026-05-11 Pending — PMAR
• 2026-05-11 Pending — BRIGHT MLS
• 2026-03-13 Relisted — BRIGHT MLS
• 2026-02-23 Relisted — GLVRMLS
• 2026-02-23 Relisted — PMAR
• 2026-01-17 Contingent — BRIGHT MLS
• 2026-01-17 Pending — PMAR
• 2026-01-17 Pending — GLVRMLS
• 2025-10-26 Listed $179,900 PMAR
• 2025-10-26 Listed $179,900 BRIGHT MLS
• 2025-10-25 Listed $179,900 GLVRMLS
• 2023-01-25 Sold (Public Records) $86,000 Public Records
• 2008-05-09 Sold (MLS) $96,930 GLVRMLS
• 2008-05-06 Sold (Public Records) $96,930 Public Records
• 2008-03-13 Listed $89,950 GLVRMLS
• 2007-10-10 Listed $140,000 PMAR

Property tax history

+1.8%/yr

Latest (2026): $2,726 · +0.8% YoY. Source: county tax records.