320 W New York St · Shenandoah, PA 17976

$135,000

3 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 25 Days on market

Built 1900 871 sqft lot

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Why this score? — see what drove the C+ 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Looking for private parking? Check out this home. Two car parking attached to the three bedroom home. Enter into your garage and up the steps to the living area. Great room and a eat in kitchen. Upstairs you will find three bedrooms and a full bath. Garage does have a half bath. Fenced in back yard. Home sold "as is"

Key facts

• Attached parking
• Private parking
• Fenced in back yard

Tags

• PRIVATE PARKING
• ATTACHED PARKING
• FENCED IN BACK YARD

Property features AI

Exterior

• Parking: Attached front-entry garage with two spaces and a garage door opener
• Utilities: Public water; Public sewer
• Home design: Detached property; Above-grade finished area approximately 1,244
• Construction: Stick-built construction; Block foundation; Garages/structures both above and below grade; Building not winterized
• Exterior features: Not located in a federal flood zone; Lot dimensions approximately 15 x 70; Ground rent paid annually

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard hot water heating; Oil-fired hot water
• Interior features: Estimated living area; Great Room
• Laundry & utility: Basement with garage access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 12.3% in Shenandoah — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#720 in PA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools D-, commute F, employment F.
• Shenandoah Valley SD (town): math 20% / reading 38% proficiency, ranked #454 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 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 $6k of equity ($933 loan paydown + $5k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $135k implies a 440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $74,280
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Gilbert St	0.08mi	4/1.0 (+1)	1,158 (-6%)	4mo	$70,000	$60	77
326 Arlington St	0.14mi	3/1.0	1,140 (-8%)	5mo	$42,500	$37	76
330 W Poplar St	0.17mi	2/1.0 (-1)	1,120 (-10%)	11mo	$55,000	$49	62
110 Penn St	0.24mi	4/1.0 (+1)	1,337 (+8%)	17mo	$60,000	$45	56
224 Ohio Ave	0.52mi	4/2.0 (+1)	1,386 (+12%)	5mo	$140,000	$101	42
211 Virginia Ave	0.68mi	3/1.5	1,314 (+6%)	20mo	$95,000	$72	40
258 Indiana Ave	0.56mi	3/1.0	1,407 (+14%)	23mo	$175,000	$124	32

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

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.04×
• Total profit: $39,172
• Equity at exit: $67,221

10-year hold

• IRR: 18.2%
• Equity multiple: 3.87×
• Total profit: $108,543
• Equity at exit: $108,978

Cash invested: $37,800 (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 17976

• Home prices YoY: 1.3%
• Active inventory: 63
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $264

Break-even live

Break-even rent $1,066

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $340	-5% $302	+0% $264	+5% $226	+10% $188
Rent	-10% $153	-5% $209	+0% $264	+5% $319	+10% $375
Rate	-1.0pp $332	-0.5pp $298	base $264	+0.5pp $229	+1.0pp $193

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 W Arlington St Shenandoah, PA	3.0	1.0	1143	$1,400	$1.22	44d	1	0.17mi

Listing history 17 events

1. 2026-06-21
   days on market $135,000 Active 25 DOM
2. 2026-06-18
   days on market $135,000 Active 23 DOM
3. 2026-06-17
   days on market $135,000 Active 22 DOM
4. 2026-06-16
   days on market $135,000 Active 21 DOM
5. 2026-06-15
   days on market $135,000 Active 20 DOM
6. 2026-06-13
   days on market $135,000 Active 18 DOM
7. 2026-06-12
   days on market $135,000 Active 17 DOM
8. 2026-06-09
   days on market $135,000 Active 14 DOM
9. 2026-06-08
   days on market $135,000 Active 13 DOM
10. 2026-06-08
    days on market $135,000 Active 12 DOM
11. 2026-06-07
    days on market $135,000 Active 11 DOM
12. 2026-06-04
    days on market $135,000 Active 8 DOM
13. 2026-06-02
    days on market $135,000 Active 7 DOM
14. 2026-06-01
    days on market $135,000 Active 6 DOM
15. 2026-05-31
    days on market $135,000 Active 5 DOM
16. 2026-05-26
    listed $135,000 Active
17. 2000-12-29
    soldstatus $25,000

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $1,533 · $128/mo
• Expected delta: +$600/yr (+$50/mo · 64.3%)

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

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 · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$7,562
• − Property taxes: −$933
• − Insurance: −$675
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,927
• Taxable income: $1,014
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,925/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: Shenandoah Valley SD
• NCES district ID: 4221490
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $31,968
• Composite: 23.58/100
• National rank: #7851
• State rank: #454 of 539 in PA

Livability — Shenandoah

• Score: 71/100
• State rank: #720
• US rank: #7134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, PA
• City population: 5,988
• Population (ZIP): 5,988

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 34% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 11%
• Common ancestry: Romanian 20% Iranian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 30% Russian/Polish/Slavic 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: ▲ 3.84%
• Current HPI: 308.8036
• 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

+440.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $135,000 BRIGHT MLS
• 2000-12-29 Sold (Public Records) $25,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $933 · +3.3% YoY. Source: county tax records.