321 High St · Minersville, PA 17954

$89,900

2 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 21 Days on market

Built 1920 1,306 sqft lot $69/sqft · 6% below area Est $89k · at est.

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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 +19.0/30.0
• 1% rule +7.8/10.0
• Appreciation +7.3/10.0
• ARV discount +6.8/15.0
• DSCR +6.0/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This move-in ready 3-bedroom, 1-bath half-double in Minersville offers a spacious layout, oil forced-air heat, and a welcoming back deck & fenced in yard that provides additional outdoor living space. This property is ready for its next resident to make it home. Call to schedule your showing today!

Key facts

• Back deck
• Oil forced-air heat
• Fenced in yard

Tags

• BACK DECK
• FENCED IN YARD
• SPACIOUS LAYOUT
• OIL FORCED-AIR HEAT

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Frame construction; No foundation specified; Built area above grade: 1,209
• Exterior features: Deck; Porch; Storm door(s); Shingle roof; Sidewalks

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Ceiling fan(s)
• Interior features: Walk-in closet(s); Insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#742 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools C-, commute F, employment F.
• Minersville Area SD (town): math 21% / reading 50% proficiency, ranked #420 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 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 $5k of equity ($622 loan paydown + $4k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $38k; list at $90k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.28% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 6.5

CMA / ARV

• ARV (median comp): $88,571
• List price: $89,900
• Delta: 1.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Lewis St	0.19mi	3/1.0 (+1)	1,302 (+0%)	7mo	$81,000	$62	80
227 Middle St	0.37mi	3/1.0 (+1)	1,200 (-8%)	13mo	$19,000	$16	54
235 Carbon St	0.12mi	3/1.0 (+1)	1,458 (+12%)	18mo	$75,000	$51	54
201 Arlene St	0.59mi	3/1.0 (+1)	1,232 (-5%)	6mo	$250,000	$203	54
39 Westwood St	0.40mi	3/1.0 (+1)	1,400 (+8%)	17mo	$124,000	$89	49
325 Washington St	0.67mi	3/1.0 (+1)	1,204 (-7%)	7mo	$175,650	$146	45
25 Carbon St	0.25mi	3/1.0 (+1)	1,460 (+12%)	21mo	$105,000	$72	45
5 Shady Ln	0.67mi	3/2.0 (+1)	1,350 (+4%)	12mo	$185,000	$137	44
419 Coal St	0.41mi	3/1.5 (+1)	1,490 (+15%)	10mo	$165,000	$111	42
401 Spring St	0.60mi	3/1.5 (+1)	1,136 (-13%)	10mo	$180,000	$158	35

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

Projected returns pro-forma

4.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.99×
• Total profit: $25,020
• Equity at exit: $49,053

10-year hold

• IRR: 16.6%
• Equity multiple: 3.85×
• Total profit: $71,652
• Equity at exit: $83,134

Cash invested: $25,172 (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 17954

• Home prices YoY: 2.3%
• Active inventory: 38
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$306 /mo · $3,676/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $93

Break-even live

Break-even rent $1,032

Max offer price $89,900

Occupancy floor 87%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Laurel St Minersville, PA	3.0	2.0	1059	$1,150	$1.09	43d	1	0.61mi

Listing history 6 events

1. 2026-05-31
   statusdays on market $89,900 Pending 21 DOM
2. 2026-05-17
   historical Active Under Contract 305-char remark
3. 2026-05-09
   listed $89,900 Active 305-char remark
4. 2025-06-02
   historical $1,275
5. 2025-05-01
   listed $1,275
6. 1997-11-21
   soldstatus $38,000

ⓘ 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: $3,676 · $306/mo
• Projected year-2 tax: $3,676 · $306/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,800
• − Mortgage interest: −$5,036
• − Property taxes: −$3,676
• − Insurance: −$450
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,615
• Taxable loss: −$184
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,164/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: Minersville Area SD
• NCES district ID: 4215510
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $40,865
• Composite: 29.77/100
• National rank: #6433
• State rank: #420 of 539 in PA

Livability — Minersville

• Score: 70/100
• State rank: #742
• US rank: #7439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minersville, PA
• City population: 27,121
• Population (ZIP): 4,564

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% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Puerto Rican 11%
• Common ancestry: Polish 5% Romanian 5% Subsaharan African 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▲ 4.65%
• Current HPI: 209.7647
• 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

+136.6% since first listed

7 events — show timeline

• 2026-05-30 Pending — CSVBR
• 2026-05-20 Relisted — CSVBR
• 2026-05-17 Contingent — CSVBR
• 2026-05-09 Listed $89,900 CSVBR
• 2025-06-02 Rental Removed $1,275 TENANTTURNER2
• 2025-05-01 Listed for Rent $1,275 TENANTTURNER2
• 1997-11-21 Sold (Public Records) $38,000 Public Records

Property tax history

+12.5%/yr

Latest (2026): $3,676 · +179.0% YoY. Source: county tax records.