527 W Mahanoy St · Mahanoy City, PA 17948

$39,999

3 bd · 1.0 ba · 1,216 sqft · Townhouse public records · 4 Days on market

Built 1890 871 sqft lot Est $51k · 22% 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 +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

Listing remarks

Investor alert in Mahanoy City. Two homes. One opportunity. 525 & 527 are being offered together (separate parcels) and the seller wants them SOLD. Live in one, rent one, or renovate both for serious upside potential. 3 bedroom, 1 bath and a clean slate layout ready for your vision. Priced to move and priced for profit. Endless potential for investors, flippers, or savvy buyers looking to build equity fast. Show anytime. Don’t wait around on this one.

Key facts

• Built 1890
• Listed 4 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: 200+ amp electric service; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Aluminum and wood siding; Block foundation with crawl space; Building not winterized; Above-grade and below-grade structures
• Exterior features: 16.00 x 63.00 lot dimensions; Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the main upper level
• Bathrooms: One full bathroom
• Interior features: Estimated living area; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $40k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 28.9% vs local median 11.6% in Mahanoy City — 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 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: crime F, commute F, employment 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.
• Zoned schools: Mahanoy Area El Sch (math 13% / reading 34%, grade F, #1,214 of 1,518 statewide, top 80%, 570 students, 100% FRL); Mahanoy Area Jshs (math 8% / reading 17%, grade F, #419 of 437 statewide, top 96%, 485 students, 96% FRL) — zoned schools average 98% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 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 $2k of equity ($276 loan paydown + $2k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $40k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,999

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.25% ✓
• Cap rate: 28.93%
• Cash-on-cash: 80.84%
• DSCR: 4.60
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $51,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 E Pine St	0.34mi	3/2.0	1,212 (-0%)	1mo	$72,000	$59	79
702 W Pine St	0.09mi	3/1.5	1,173 (-4%)	14mo	$101,500	$87	76
411 W Spruce St	0.10mi	3/1.0	1,372 (+13%)	2mo	$57,500	$42	72
427 W Market St	0.09mi	3/1.0	1,040 (-14%)	0mo	$62,500	$60	71
113 E Mahanoy St	0.40mi	2/1.5 (-1)	1,156 (-5%)	3mo	$36,500	$32	64
29 Mahanoy St	0.28mi	4/1.0 (+1)	1,326 (+9%)	4mo	$37,000	$28	64
50 N Main St	0.37mi	3/1.0	1,270 (+4%)	15mo	$32,000	$25	63
114 W Mahanoy St	0.24mi	3/1.0	1,360 (+12%)	12mo	$78,000	$57	59
114 W South St	0.25mi	3/1.0	1,394 (+15%)	10mo	$8,500	$6	55
324 E Market St	0.52mi	3/1.5	1,314 (+8%)	12mo	$41,000	$31	50
434 E Mahanoy Ave	0.59mi	3/1.0	1,098 (-10%)	14mo	$23,500	$21	44
625 E South St	0.69mi	3/1.0	1,104 (-9%)	16mo	$50,000	$45	39

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: 80.2%
• Equity multiple: 5.59×
• Total profit: $51,412
• Equity at exit: $20,142

10-year hold

• IRR: 79.1%
• Equity multiple: 11.56×
• Total profit: $118,305
• Equity at exit: $32,834

Cash invested: $11,200 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$17
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $699

Break-even live

Break-even rent $415

Max offer price $39,999

Occupancy floor 41%

Sensitivity live

Price	-10% $722	-5% $710	+0% $699	+5% $688	+10% $676
Rent	-10% $596	-5% $648	+0% $699	+5% $750	+10% $802
Rate	-1.0pp $719	-0.5pp $709	base $699	+0.5pp $689	+1.0pp $678

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E Market St Mahanoy City, PA	3.0	1.5	1314	$1,300	$0.99	44d	1	0.52mi

Listing history 5 events

1. 2026-06-01
   status $39,999 Pending 4 DOM
2. 2026-06-01
   days on market $39,999 Active 4 DOM
3. 2026-05-31
   days on market $39,999 Active 3 DOM
4. 2026-05-28
   listed $39,999 Active
5. 1998-04-03
   soldstatus $10,000

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$39/yr (+$3/mo · 7.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 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: $15,600
• − Mortgage interest: −$2,241
• − Property taxes: −$553
• − Insurance: −$866
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,164
• Taxable income: $8,280
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $6,400/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

+300.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $39,999 BRIGHT MLS
• 1998-04-03 Sold (Public Records) $10,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $553 · +5.7% YoY. Source: county tax records.