185 Virginia Ave · West Mahanoy, PA 17976

$89,900

3 bd · 1.0 ba · 1,358 sqft · Townhouse public records · 24 Days on market

Built 1925 1,742 sqft lot Est $114k · 21% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

A cozy house located in Shenandoah Heights. This house has three bedrooms an two rooms located on the third floor that could also be used as bedrooms, storage or whatever else you like. The basement also contains the attached garage portion of the house. Also located near this house is a Fire Station and a park that can be easily walked to.

Key facts

• Basement garage
• Rear porch
• Off-street parking

Tags

• REAR PORCH
• FENCED-IN YARD
• BASEMENT GARAGE
• OFF-STREET PARKING

Property features AI

Finance

• Other: Ownership is fee simple; Finished above-grade living area reported as approximately 1,358 (source: estimated)
• HOA & community: Ground rent paid annually

Exterior

• Parking: Attached basement garage with 1 garage space; One driveway space; On-street parking available; Total of 2 parking spaces
• Utilities: Public water; Public sewer; Municipal trash service not provided
• Home design: Semi-detached (row/town style); Stick-built construction; Estimated year built; Entry level details not specified; Facing direction not specified
• Construction: Stone foundation; Above-grade and below-grade structures; Building not winterized
• Exterior features: Lot dimensions approximately 18 x 100; Not in a federal flood zone; Two or more access/exit points

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Oil-fired heating; Window air conditioning units (electric)
• Interior features: Partially furnished; Living room; Dining room; Bonus room
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/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: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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 $4k of equity ($622 loan paydown + $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1925 — 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. 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.
4. 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.
5. 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: 1.56% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $114,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Ohio Ave	0.13mi	3/2.0	1,310 (-4%)	2mo	$115,000	$88	83
205 Schuylkill Ave	0.18mi	3/1.0	1,260 (-7%)	10mo	$110,000	$87	71
223 N Highland St	0.49mi	3/1.0	1,342 (-1%)	7mo	$55,000	$41	70
209 Indiana Ave	0.10mi	3/1.5	1,527 (+12%)	5mo	$133,000	$87	69
102 Schuylkill Ave	0.25mi	4/2.0 (+1)	1,400 (+3%)	9mo	$117,500	$84	67
246 Florida Ave	0.12mi	3/1.0	1,168 (-14%)	13mo	$130,000	$111	61
412 W Penn St	0.48mi	3/1.5	1,313 (-3%)	20mo	$50,000	$38	54
72 W Weston Pl	0.70mi	3/1.0	1,440 (+6%)	11mo	$48,000	$33	48
226 N West St	0.49mi	3/1.0	1,250 (-8%)	21mo	$79,900	$64	46
311 Coal St	0.50mi	4/1.5 (+1)	1,212 (-11%)	10mo	$115,000	$95	44
310 W Penn St	0.48mi	3/1.0	1,204 (-11%)	23mo	$44,500	$37	39
7 S West St	0.68mi	3/1.5	1,188 (-12%)	12mo	$45,000	$38	35

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: 29.3%
• Equity multiple: 2.73×
• Total profit: $43,507
• Equity at exit: $44,764

10-year hold

• IRR: 29.0%
• Equity multiple: 5.37×
• Total profit: $110,070
• Equity at exit: $72,571

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 17976

• Home prices YoY: 1.3%
• Active inventory: 63
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $448

Break-even live

Break-even rent $833

Max offer price $89,900

Occupancy floor 63%

Sensitivity live

Price	-10% $499	-5% $474	+0% $448	+5% $423	+10% $397
Rent	-10% $338	-5% $393	+0% $448	+5% $504	+10% $559
Rate	-1.0pp $494	-0.5pp $471	base $448	+0.5pp $425	+1.0pp $401

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
230 W Arlington St Shenandoah, PA	3.0	1.0	1143	$1,400	$1.22	44d	1	0.57mi

Listing history 27 events

1. 2026-06-21
   days on market $89,900 Active 24 DOM
2. 2026-06-18
   days on market $89,900 Active 22 DOM
3. 2026-06-17
   days on market $89,900 Active 21 DOM
4. 2026-06-16
   days on market $89,900 Active 20 DOM
5. 2026-06-16
   price $89,900 Active 19 DOM
6. 2026-06-15
   days on market $92,000 Active 19 DOM
7. 2026-06-13
   days on market $92,000 Active 17 DOM
8. 2026-06-12
   days on market $92,000 Active 16 DOM
9. 2026-06-09
   days on market $92,000 Active 13 DOM
10. 2026-06-08
    days on market $92,000 Active 12 DOM
11. 2026-06-08
    days on market $92,000 Active 11 DOM
12. 2026-06-07
    days on market $92,000 Active 10 DOM
13. 2026-06-04
    days on market $92,000 Active 7 DOM
14. 2026-06-02
    days on market $92,000 Active 6 DOM
15. 2026-06-01
    days on market $92,000 Active 5 DOM
16. 2026-05-31
    days on market $92,000 Active 4 DOM
17. 2026-05-27
    listed $92,000 Active
18. 2022-12-06
    soldstatus $75,000 Closed 342-char remark

    Show marketing remark (342 chars)

    A cozy house located in Shenandoah Heights. This house has three bedrooms an two rooms located on the third floor that could also be used as bedrooms, storage or whatever else you like. The basement also contains the attached garage portion of the house. Also located near this house is a Fire Station and a park that can be easily walked to.

19. 2022-10-31
    status Pending 342-char remark

    Show marketing remark (342 chars)

    A cozy house located in Shenandoah Heights. This house has three bedrooms an two rooms located on the third floor that could also be used as bedrooms, storage or whatever else you like. The basement also contains the attached garage portion of the house. Also located near this house is a Fire Station and a park that can be easily walked to.

20. 2022-10-27
    listed $62,000 Active 342-char remark

    Show marketing remark (342 chars)

    A cozy house located in Shenandoah Heights. This house has three bedrooms an two rooms located on the third floor that could also be used as bedrooms, storage or whatever else you like. The basement also contains the attached garage portion of the house. Also located near this house is a Fire Station and a park that can be easily walked to.

21. 2017-03-21
    historical
22. 2016-11-17
    listed $45,000
23. 2012-07-27
    soldstatus $43,500
24. 2012-07-27
    soldstatus $43,500
25. 2011-12-06
    listed $43,500
26. 2011-12-06
    historical
27. 1992-11-06
    soldstatus $19,000

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $1,785 · $149/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$5,036
• − Property taxes: −$1,785
• − Insurance: −$450
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,615
• Taxable income: $4,226
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,365/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 — West Mahanoy

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

Census & demographics

• Census place: Shenandoah Heights, PA
• 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

+384.2% since first listed

11 events — show timeline

• 2026-05-27 Listed $92,000 BRIGHT MLS
• 2022-12-06 Sold (MLS) $75,000 BRIGHT MLS
• 2022-10-31 Pending — BRIGHT MLS
• 2022-10-27 Listed $62,000 BRIGHT MLS
• 2017-03-21 Listing Removed — BRIGHT MLS
• 2016-11-17 Listed $45,000 BRIGHT MLS
• 2012-07-27 Sold (Public Records) $43,500 Public Records
• 2012-07-27 Sold (MLS) $43,500 BRIGHT MLS
• 2011-12-06 Listing Removed — BRIGHT MLS
• 2011-12-06 Listed $43,500 BRIGHT MLS
• 1992-11-06 Sold (Public Records) $19,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,785 · +4.1% YoY. Source: county tax records.