834 E Pine · Mahanoy City, PA 17948

$70,000

3 bd · 1.0 ba · 1,770 sqft · Townhouse · 120 Days on market

Built 1932 871 sqft lot $40/sqft · 22% above area Est $58k · 22% over

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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
• Appreciation +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Opportunity awaits in the heart of Mahanoy City! This property is the perfect project for investors or savvy buyers looking to build instant equity. With brand new windows and a brand new garage door already installed, some of the major improvements have been completed now it just needs a little TLC to unlock its full potential. Whether your looking for a fix and flip, or rental to add to your portfolio this home truly has endless options. With the right visions and updates this property can truly become a gem!

Key facts

• Brand new windows
• Garage
• Built 1932

Tags

• BRAND NEW WINDOWS
• BRAND NEW GARAGE DOOR

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 11.6% in Mahanoy City — 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 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; 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 ($484 loan paydown + $3k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.86% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.26%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $57,532
• List price: $70,000
• Delta: 21.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 E Centre St	0.11mi	4/1.5 (+1)	1,700 (-4%)	3mo	$116,000	$68	79
221 E Mahanoy St	0.34mi	3/1.5	1,508 (-15%)	10mo	$30,000	$20	49
219 W Maple St	0.63mi	4/1.5 (+1)	1,678 (-5%)	12mo	$120,000	$72	44
101 S Catawissa St	0.65mi	4/1.5 (+1)	1,536 (-13%)	1mo	$104,000	$68	40
217 W Mahanoy	0.62mi	4/1.0 (+1)	1,536 (-13%)	5mo	$109,000	$71	40
217 W Pine St	0.62mi	4/1.0 (+1)	1,534 (-13%)	9mo	$45,000	$29	36
131 W South St W	0.58mi	3/1.5	1,544 (-13%)	21mo	$62,000	$40	32

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: 40.5%
• Equity multiple: 3.38×
• Total profit: $46,599
• Equity at exit: $35,249

10-year hold

• IRR: 39.5%
• Equity multiple: 6.78×
• Total profit: $113,224
• Equity at exit: $57,460

Cash invested: $19,600 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $543

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $592	-5% $567	+0% $543	+5% $519	+10% $495
Rent	-10% $441	-5% $492	+0% $543	+5% $595	+10% $646
Rate	-1.0pp $578	-0.5pp $561	base $543	+0.5pp $525	+1.0pp $507

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E Market St Mahanoy City, PA	3.0	1.5	1314	$1,300	$0.99	45d	1	0.31mi

Listing history 11 events

1. 2026-06-13
   days on market $70,000 Active 120 DOM
2. 2026-06-12
   days on market $70,000 Active 119 DOM
3. 2026-06-09
   days on market $70,000 Active 116 DOM
4. 2026-06-08
   days on market $70,000 Active 115 DOM
5. 2026-06-08
   days on market $70,000 Active 114 DOM
6. 2026-06-07
   days on market $70,000 Active 113 DOM
7. 2026-06-04
   days on market $70,000 Active 110 DOM
8. 2026-06-02
   days on market $70,000 Active 109 DOM
9. 2026-06-01
   days on market $70,000 Active 108 DOM
10. 2026-05-31
    days on market $70,000 Active 107 DOM
11. 2026-02-13
    listed $70,000 Active 516-char remark

    Show marketing remark (516 chars)

    Opportunity awaits in the heart of Mahanoy City! This property is the perfect project for investors or savvy buyers looking to build instant equity. With brand new windows and a brand new garage door already installed, some of the major improvements have been completed now it just needs a little TLC to unlock its full potential. Whether your looking for a fix and flip, or rental to add to your portfolio this home truly has endless options. With the right visions and updates this property can truly become a gem!

ⓘ 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 8 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: $15,600
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,036
• Taxable income: $5,747
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $5,140/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 — 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

1 event — show timeline

• 2026-02-13 Listed $70,000 GLVRMLS