311 West St · Shenandoah, PA 17976

$87,000

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 43 Days on market

Built 1900 980 sqft lot $65/sqft · 12% above area Est $77k · 12% 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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +1.9/15.0

Listing remarks MLS

Shenandoah 3 Bedrm. , Row, Priced to Please, Very well maintained, Bright & Sunny enclosed porch, ample closet space, 1/2 bath off kitchen, Appliances stay, Sturdy home, small yard, Sold As Is, The borough inspection has been completed. Color: Wht

Key facts

• Laminate flooring
• Low maintenance yard
• First floor laundry

Tags

• GRANITE COUNTERTOPS
• FIRST FLOOR LAUNDRY
• LAMINATE FLOORING
• LOW MAINTENANCE YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence; Residential zoning; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Front porch

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Baseboard heating; Heat pump
• Interior features: Basement present; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.

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 $4k of equity ($601 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $87k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 5.2

CMA / ARV

• ARV (median comp): $77,366
• List price: $87,000
• Delta: 12.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Penn St	0.38mi	4/1.0 (+1)	1,337 (+0%)	17mo	$60,000	$45	62
16 Gilbert St	0.29mi	4/1.0 (+1)	1,158 (-13%)	4mo	$70,000	$60	56
326 Arlington St	0.34mi	3/1.0	1,140 (-14%)	5mo	$42,500	$37	56
224 Ohio Ave	0.71mi	4/2.0 (+1)	1,386 (+4%)	5mo	$140,000	$101	47
332 W Columbus St	0.14mi	4/1.0 (+1)	1,525 (+14%)	23mo	$60,000	$39	45
258 Indiana Ave	0.74mi	3/1.0	1,407 (+6%)	23mo	$175,000	$124	37

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: 23.7%
• Equity multiple: 2.41×
• Total profit: $34,237
• Equity at exit: $43,320

10-year hold

• IRR: 23.9%
• Equity multiple: 4.69×
• Total profit: $89,816
• Equity at exit: $70,230

Cash invested: $24,360 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$305 /mo · $3,657/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $309

Break-even live

Break-even rent $1,009

Max offer price $87,000

Occupancy floor 73%

Sensitivity live

Price	-10% $358	-5% $333	+0% $309	+5% $284	+10% $260
Rent	-10% $198	-5% $253	+0% $309	+5% $364	+10% $419
Rate	-1.0pp $353	-0.5pp $331	base $309	+0.5pp $286	+1.0pp $263

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: $21,750
• Closing costs: $2,610
• 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	0.33mi

Listing history 21 events

1. 2026-06-21
   days on market $87,000 Active 43 DOM
2. 2026-06-18
   days on market $87,000 Active 41 DOM
3. 2026-06-18
   price $87,000 Active 40 DOM
4. 2026-06-17
   days on market $94,500 Active 40 DOM
5. 2026-06-16
   days on market $94,500 Active 39 DOM
6. 2026-06-15
   days on market $94,500 Active 38 DOM
7. 2026-06-13
   days on market $94,500 Active 36 DOM
8. 2026-06-12
   days on market $94,500 Active 35 DOM
9. 2026-06-09
   days on market $94,500 Active 32 DOM
10. 2026-06-08
    days on market $94,500 Active 31 DOM
11. 2026-06-08
    days on market $94,500 Active 30 DOM
12. 2026-06-07
    days on market $94,500 Active 29 DOM
13. 2026-06-04
    days on market $94,500 Active 26 DOM
14. 2026-06-02
    days on market $94,500 Active 25 DOM
15. 2026-06-01
    days on market $94,500 Active 24 DOM
16. 2026-05-31
    days on market $94,500 Active 23 DOM
17. 2026-05-08
    listed $94,500 Active 288-char remark
18. 2008-12-18
    soldstatus $20,000 253-char remark

    Show marketing remark (253 chars)

    Shenandoah 3 Bedrm. , Row, Priced to Please, Very well maintained, Bright & Sunny enclosed porch, ample closet space, 1/2 bath off kitchen, Appliances stay, Sturdy home, small yard, Sold As Is, The borough inspection has been completed. Color: Wht

19. 2008-12-12
    soldstatus $20,000
20. 2008-12-02
    historical 253-char remark

    Show marketing remark (253 chars)

    Shenandoah 3 Bedrm. , Row, Priced to Please, Very well maintained, Bright & Sunny enclosed porch, ample closet space, 1/2 bath off kitchen, Appliances stay, Sturdy home, small yard, Sold As Is, The borough inspection has been completed. Color: Wht

21. 2008-05-26
    listed $20,000 253-char remark

    Show marketing remark (253 chars)

    Shenandoah 3 Bedrm. , Row, Priced to Please, Very well maintained, Bright & Sunny enclosed porch, ample closet space, 1/2 bath off kitchen, Appliances stay, Sturdy home, small yard, Sold As Is, The borough inspection has been completed. Color: Wht

ⓘ 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: $3,657 · $305/mo
• Projected year-2 tax: $3,657 · $305/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 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: −$4,873
• − Property taxes: −$3,657
• − Insurance: −$435
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,531
• Taxable income: $2,616
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $3,078/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

+335.0% since first listed

6 events — show timeline

• 2026-06-18 Price Changed $87,000 LCAR
• 2026-05-08 Listed $94,500 LCAR
• 2008-12-18 Sold (MLS) $20,000 BRIGHT MLS
• 2008-12-12 Sold (Public Records) $20,000 Public Records
• 2008-12-02 Listing Removed — BRIGHT MLS
• 2008-05-26 Listed $20,000 BRIGHT MLS

Property tax history

+16.6%/yr

Latest (2026): $3,657 · +385.2% YoY. Source: county tax records.