427 E Center St. St · Mahanoy City, PA 17948

$89,000

5 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 288 Days on market

Built 1920 1,742 sqft lot $61/sqft · 30% above area Est $77k · 15% 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 +0.8/15.0

Listing remarks MLS

Investor Special – Turnkey Opportunity! Price Improvement! This 5-bedroom townhouse is a dream come true for seasoned investors and ambitious flippers alike. The property has already been fully cleaned out and gutted, leaving you with a blank canvas to design, renovate, and maximize profits. The heavy lifting is done – new windows are already in place, and the start of new wiring runs throughout, saving you time and money. The real kicker? Out back sits a massive 1,100 sq. ft. garage with separate alley and yard access, offering endless options: transform it into a workshop, storage for tenants, or even explore converting it into a 3-story additional home for added rental income or resale value. This property screams potential – with its spacious layout, unique bonus structure, and prime accessibility, the upside here is tremendous. Bring your contractors, your vision, and your offers – opportunities like this don’t last long. Whether you’re looking to flip for quick returns or hold as a cash-flowing rental, this property is ready to reward the zealous!

Key facts

• New wiring
• Fully cleaned out
• Yard access

Tags

• FULLY CLEANED OUT
• NEW WINDOWS
• NEW WIRING
• MASSIVE GARAGE
• SEPARATE ALLEY ACCESS
• YARD ACCESS

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $89k.

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 ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 11.6% in Mahanoy City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($615 loan paydown + $4k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 288 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $89k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.72% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.26%
• DSCR: 2.21
• GRM: 4.9

CMA / ARV

• ARV (median comp): $77,422
• List price: $89,000
• Delta: 14.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 Centre St	0.37mi	4/1.0 (-1)	1,307 (-11%)	24mo	$65,000	$50	40

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: 34.9%
• Equity multiple: 3.06×
• Total profit: $51,326
• Equity at exit: $44,817

10-year hold

• IRR: 34.2%
• Equity multiple: 6.09×
• Total profit: $126,895
• Equity at exit: $73,057

Cash invested: $24,920 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $566

Break-even live

Break-even rent $810

Max offer price $89,000

Occupancy floor 58%

Sensitivity live

Price	-10% $616	-5% $591	+0% $566	+5% $541	+10% $516
Rent	-10% $446	-5% $506	+0% $566	+5% $626	+10% $687
Rate	-1.0pp $611	-0.5pp $589	base $566	+0.5pp $543	+1.0pp $520

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $89,000 Active 288 DOM
2. 2026-06-18
   days on market $89,000 Active 286 DOM
3. 2026-06-17
   days on market $89,000 Active 285 DOM
4. 2026-06-16
   days on market $89,000 Active 284 DOM
5. 2026-06-15
   days on market $89,000 Active 283 DOM
6. 2026-06-13
   days on market $89,000 Active 281 DOM
7. 2026-06-12
   days on market $89,000 Active 280 DOM
8. 2026-06-09
   days on market $89,000 Active 277 DOM
9. 2026-06-08
   days on market $89,000 Active 276 DOM
10. 2026-06-08
    days on market $89,000 Active 275 DOM
11. 2026-06-07
    days on market $89,000 Active 274 DOM
12. 2026-06-04
    days on market $89,000 Active 271 DOM
13. 2026-06-02
    days on market $89,000 Active 270 DOM
14. 2026-06-01
    days on market $89,000 Active 269 DOM
15. 2026-05-31
    days on market $89,000 Active 268 DOM
16. 2025-09-25
    price $89,000 1105-char remark

    Show marketing remark (1105 chars)

    Investor Special – Turnkey Opportunity! Price Improvement! This 5-bedroom townhouse is a dream come true for seasoned investors and ambitious flippers alike. The property has already been fully cleaned out and gutted, leaving you with a blank canvas to design, renovate, and maximize profits. The heavy lifting is done – new windows are already in place, and the start of new wiring runs throughout, saving you time and money. The real kicker? Out back sits a massive 1,100 sq. ft. garage with separate alley and yard access, offering endless options: transform it into a workshop, storage for tenants, or even explore converting it into a 3-story additional home for added rental income or resale value. This property screams potential – with its spacious layout, unique bonus structure, and prime accessibility, the upside here is tremendous. Bring your contractors, your vision, and your offers – opportunities like this don’t last long. Whether you’re looking to flip for quick returns or hold as a cash-flowing rental, this property is ready to reward the zealous!

17. 2025-09-05
    listed $99,999 Active 1105-char remark

    Show marketing remark (1105 chars)

    Investor Special – Turnkey Opportunity! Price Improvement! This 5-bedroom townhouse is a dream come true for seasoned investors and ambitious flippers alike. The property has already been fully cleaned out and gutted, leaving you with a blank canvas to design, renovate, and maximize profits. The heavy lifting is done – new windows are already in place, and the start of new wiring runs throughout, saving you time and money. The real kicker? Out back sits a massive 1,100 sq. ft. garage with separate alley and yard access, offering endless options: transform it into a workshop, storage for tenants, or even explore converting it into a 3-story additional home for added rental income or resale value. This property screams potential – with its spacious layout, unique bonus structure, and prime accessibility, the upside here is tremendous. Bring your contractors, your vision, and your offers – opportunities like this don’t last long. Whether you’re looking to flip for quick returns or hold as a cash-flowing rental, this property is ready to reward the zealous!

18. 2025-05-30
    soldstatus $40,000 Closed 196-char remark

    Show marketing remark (196 chars)

    * * * Attention Investors * * * Lots of potential in this 5 bedroom townhouse. New windows throughout. . 3 story garage in back that can easily be turned into a 2 bedroom unit. Selling as-is.

19. 2025-05-16
    status Pending 196-char remark

    Show marketing remark (196 chars)

    * * * Attention Investors * * * Lots of potential in this 5 bedroom townhouse. New windows throughout. . 3 story garage in back that can easily be turned into a 2 bedroom unit. Selling as-is.

20. 2025-04-18
    price $50,000 196-char remark

    Show marketing remark (196 chars)

    * * * Attention Investors * * * Lots of potential in this 5 bedroom townhouse. New windows throughout. . 3 story garage in back that can easily be turned into a 2 bedroom unit. Selling as-is.

21. 2025-03-24
    price $60,000 196-char remark

    Show marketing remark (196 chars)

    * * * Attention Investors * * * Lots of potential in this 5 bedroom townhouse. New windows throughout. . 3 story garage in back that can easily be turned into a 2 bedroom unit. Selling as-is.

22. 2025-02-23
    price $80,000 196-char remark

    Show marketing remark (196 chars)

    * * * Attention Investors * * * Lots of potential in this 5 bedroom townhouse. New windows throughout. . 3 story garage in back that can easily be turned into a 2 bedroom unit. Selling as-is.

23. 2025-01-24
    listed $85,000 Active 196-char remark

    Show marketing remark (196 chars)

    * * * Attention Investors * * * Lots of potential in this 5 bedroom townhouse. New windows throughout. . 3 story garage in back that can easily be turned into a 2 bedroom unit. Selling as-is.

24. 2021-04-06
    soldstatus $46,000 Sold
25. 2021-04-06
    soldstatus $46,000
26. 2021-04-06
    soldstatus $46,000 Closed
27. 2021-03-14
    status Pending
28. 2021-03-14
    status Pending
29. 2021-02-26
    listed $45,000 Active
30. 2021-02-26
    listed $45,000
31. 2021-02-26
    listed $45,000 Active
32. 2020-12-23
    soldstatus $20,000
33. 2016-01-22
    historical
34. 2014-08-01
    soldstatus $16,500
35. 2014-01-07
    soldstatus $16,500
36. 2013-03-07
    soldstatus $18,500
37. 2011-12-11
    listed $24,000
38. 2010-07-03
    listed $35,000
39. 2010-07-03
    historical

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $1,634 · $136/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 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: $18,320
• − Mortgage interest: −$4,985
• − Property taxes: −$1,634
• − Insurance: −$445
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$2,589
• Taxable income: $5,736
• Est. tax owed @ 24.0%: −$1,377
• After-tax cash flow: $5,417/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

+154.3% since first listed

24 events — show timeline

• 2025-09-25 Price Changed $89,000 BRIGHT MLS
• 2025-09-05 Listed $99,999 BRIGHT MLS
• 2025-05-30 Sold (MLS) $40,000 BRIGHT MLS
• 2025-05-16 Pending — BRIGHT MLS
• 2025-04-18 Price Changed $50,000 BRIGHT MLS
• 2025-03-24 Price Changed $60,000 BRIGHT MLS
• 2025-02-23 Price Changed $80,000 BRIGHT MLS
• 2025-01-24 Listed $85,000 BRIGHT MLS
• 2021-04-06 Sold (MLS) $46,000 BRIGHT MLS
• 2021-04-06 Sold (MLS) $46,000 PMAR
• 2021-04-06 Sold (MLS) $46,000 GLVRMLS
• 2021-03-14 Pending — GLVRMLS
• 2021-03-14 Pending — BRIGHT MLS
• 2021-02-26 Listed $45,000 BRIGHT MLS
• 2021-02-26 Listed $45,000 PMAR
• 2021-02-26 Listed $45,000 GLVRMLS
• 2020-12-23 Sold (Public Records) $20,000 Public Records
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2014-08-01 Sold (Public Records) $16,500 Public Records
• 2014-01-07 Sold (Public Records) $16,500 Public Records
• 2013-03-07 Sold (Public Records) $18,500 Public Records
• 2011-12-11 Listed $24,000 BRIGHT MLS
• 2010-07-03 Listing Removed — BRIGHT MLS
• 2010-07-03 Listed $35,000 BRIGHT MLS

Property tax history

+6.1%/yr

Latest (2025): $1,634 · +5.7% YoY. Source: county tax records.