201-203 N Front St · Minersville, PA 17954

$99,000

6 bd · 2.5 ba · 3,437 sqft · SingleFamily · 31 Days on market

Built 1895 Fair condition 6,098 sqft lot $29/sqft · 55% below area

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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
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Large Victorian home with fenced in yard off street parking. 6 bedrooms 2 and 1/2 bath. Plenty of space. Natural woodwork. Hard wood floors under carpet. Oil heat. Needs some updating and some TLC. Newer roof. Own this great home with an entry level price.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1895

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 8.0% in Minersville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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

Forward outlook

• In year one you build about $5k of equity ($684 loan paydown + $5k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 31 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.02%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $220,163
• List price: $99,000
• Delta: -55.03%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 N 2nd St	0.13mi	6/3.0	3,145 (-8%)	14mo	$205,000	$65	66

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: 31.1%
• Equity multiple: 2.90×
• Total profit: $52,713
• Equity at exit: $54,018

10-year hold

• IRR: 30.0%
• Equity multiple: 5.80×
• Total profit: $132,956
• Equity at exit: $91,550

Cash invested: $27,720 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $499

Break-even live

Break-even rent $936

Max offer price $99,000

Occupancy floor 63%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,000 Active 31 DOM
2. 2026-06-18
   days on market $99,000 Active 30 DOM
3. 2026-06-17
   days on market $99,000 Active 29 DOM
4. 2026-06-16
   days on market $99,000 Active 28 DOM
5. 2026-06-15
   days on market $99,000 Active 27 DOM
6. 2026-06-14
   days on market $99,000 Active 25 DOM
7. 2026-06-12
   days on market $99,000 Active 24 DOM
8. 2026-06-09
   days on market $99,000 Active 21 DOM
9. 2026-06-08
   days on market $99,000 Active 20 DOM
10. 2026-06-07
    days on market $99,000 Active 19 DOM
11. 2026-06-07
    days on market $99,000 Active 18 DOM
12. 2026-06-04
    days on market $99,000 Active 15 DOM
13. 2026-06-02
    days on market $99,000 Active 14 DOM
14. 2026-06-01
    pricedays on market $99,000 Active 13 DOM
15. 2026-05-31
    days on market $129,000 Active 12 DOM
16. 2026-05-31
    days on market $129,000 Active 11 DOM
17. 2026-05-08
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Large Victorian home with fenced in yard off street parking. 6 bedrooms 2 and 1/2 bath. Plenty of space. Natural woodwork. Hard wood floors under carpet. Oil heat. Needs some updating and some TLC. Newer roof. Own this great home with an entry level price.

18. 2026-04-30
    listed $129,000 Active 256-char remark

    Show marketing remark (256 chars)

    Large Victorian home with fenced in yard off street parking. 6 bedrooms 2 and 1/2 bath. Plenty of space. Natural woodwork. Hard wood floors under carpet. Oil heat. Needs some updating and some TLC. Newer roof. Own this great home with an entry level price.

19. 2026-04-21
    historical $129,000 256-char remark

    Show marketing remark (256 chars)

    Large Victorian home with fenced in yard off street parking. 6 bedrooms 2 and 1/2 bath. Plenty of space. Natural woodwork. Hard wood floors under carpet. Oil heat. Needs some updating and some TLC. Newer roof. Own this great home with an entry level price.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 17 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: $18,819
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,880
• Taxable income: $4,736
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,854/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This Victorian home requires moderate exterior repairs and maintenance, but has potential for significant value increase with fresh paint, siding repair, and new windows.

Repairs flagged

• Moderate exterior paint — Light wear and tear
• Moderate exterior siding — Light wear and tear
• Moderate exterior windows — Light wear and tear

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Resale repair exterior siding — Fresh siding improves home's appearance
• Resale replace exterior windows — New windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Light wear and tear	Moderate	$3,000–15,000
exterior siding · Light wear and tear	Moderate	$3,000–15,000
exterior windows · Light wear and tear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Resale repair exterior siding — Fresh siding improves home's appearance ↑
• Resale replace exterior windows — New windows improve energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-30 Listed $129,000 BRIGHT MLS
• 2026-04-21 Coming Soon $129,000 BRIGHT MLS