2219 High St · Gilberton, PA 17934

$38,000

2 bd · 1.0 ba · 1,350 sqft · SingleFamily · 345 Days on market

Average condition $28/sqft · 76% below area ↓ 24% since listing

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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 +5.0/10.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Mahanoy Plane Single Home w/ Recent Upgrades! 2 BR Home with Large Backyard and Oversized 1 Car Garage. Upgrades Include, Kitchen & Bath Metal Roof, New Floors, Windows & Doors. Home is located on leased land with very reasonable fee. Call Today for Private Showing. Owner is related to Listing Agent.

Key facts

• New floors
• Recent upgrades
• Metal roof

Tags

• LARGE BACKYARD
• RECENT UPGRADES
• METAL ROOF
• NEW FLOORS
• NEW WINDOWS
• NEW DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,531 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D+, schools F, amenities 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: 3 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 $1k of equity ($263 loan paydown + $1k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D 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: 2.98% ✓
• Cap rate: 26.26%
• Cash-on-cash: 71.32%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (median comp): $157,374
• List price: $38,000
• Delta: -75.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 Water St	0.12mi	3/1.0 (+1)	1,248 (-8%)	11mo	$34,000	$27	68
308 N Center St	0.52mi	3/1.0 (+1)	1,528 (+13%)	14mo	$200,000	$131	38
214 N Broad Mt Ave	0.73mi	3/2.0 (+1)	1,478 (+10%)	11mo	$223,000	$151	32

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: 68.7%
• Equity multiple: 4.82×
• Total profit: $40,679
• Equity at exit: $17,086

10-year hold

• IRR: 68.2%
• Equity multiple: 9.87×
• Total profit: $94,384
• Equity at exit: $26,332

Cash invested: $10,640 (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 17934

• Active inventory: 3
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $566

Break-even live

Break-even rent $417

Max offer price $38,000

Occupancy floor 45%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   days on market $38,000 Active 345 DOM
2. 2026-05-31
   days on market $38,000 Active 344 DOM
3. 2026-05-31
   price $38,000 Active 343 DOM
4. 2025-10-09
   price $44,900 313-char remark

   Show marketing remark (313 chars)

   Mahanoy Plane Single Home w/ Recent Upgrades! 2 BR Home with Large Backyard and Oversized 1 Car Garage. Upgrades Include, Kitchen & Bath Metal Roof, New Floors, Windows & Doors. Home is located on leased land with very reasonable fee. Call Today for Private Showing. Owner is related to Listing Agent.

5. 2025-06-21
   listed $54,900 Active 313-char remark

   Show marketing remark (313 chars)

   Mahanoy Plane Single Home w/ Recent Upgrades! 2 BR Home with Large Backyard and Oversized 1 Car Garage. Upgrades Include, Kitchen & Bath Metal Roof, New Floors, Windows & Doors. Home is located on leased land with very reasonable fee. Call Today for Private Showing. Owner is related to Listing Agent.

6. 2024-07-26
   price $59,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,595
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$987
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$1,105
• Taxable income: $6,628
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $5,200/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 · 1 photo

Average 55/100 Moderate rehab

The home requires moderate repairs and maintenance, with a focus on exterior siding and landscaping. Upgrades to the kitchen and bath would significantly enhance its value.

Repairs flagged

• Moderate Exterior siding — Siding shows signs of wear and tear.
• Minor Landscaping — Overgrown grass and shrubs need trimming.

Value-add opportunities

• Both Paint exterior walls — Fresh paint enhances curb appeal and value.
• Both Trim landscaping — Well-maintained landscaping improves curb appeal and rental value.
• Both Replace exterior siding — New siding improves the home's appearance and value.
• Both Upgrade kitchen and bath — Modernizing these spaces increases both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Siding shows signs of wear and tear.	Moderate	$3,000–15,000
Landscaping · Overgrown grass and shrubs need trimming.	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior walls — Fresh paint enhances curb appeal and value. ↑
• Both Trim landscaping — Well-maintained landscaping improves curb appeal and rental value. ↑
• Both Replace exterior siding — New siding improves the home's appearance and value. ↑
• Both Upgrade kitchen and bath — Modernizing these spaces increases both resale and rental value. ↑

ⓘ 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 — Gilberton

• Score: 59/100
• State rank: #1531
• US rank: #20085

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gilberton, PA
• City population: 585
• Population (ZIP): 442

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 20% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Cuban 1% Dominican 11%
• Common ancestry: Romanian 18% Subsaharan African 7% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: —
• Current HPI: —
• 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

-23.9% since first listed

3 events — show timeline

• 2025-10-09 Price Changed $44,900 LCAR
• 2025-06-21 Listed $54,900 LCAR
• 2024-07-26 Price Changed $59,000 LCAR