434 E Mahanoy St · Mahanoy City, PA 17948

$100,000

2 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 34 Days on market

Built 1910 1,742 sqft lot $91/sqft · 156% above area

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Why this score? — see what drove the C 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 +20.5/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

The main entrance is into the lower lever/street level. Basement is partial finished. 2 additional rooms in lower level. Rear yard with a 1 car detached garage. Being sold in "as is "condition and shall survive settlement. Needs complete rehab . Enter at your own risk. Bring flashlight. Garage is rented to a neighbor month to month.

Key facts

• Garage
• Built 1910
• Listed 33 days

Property features AI

Exterior

• Parking: Detached rear-entry garage (1 space); On-street parking available
• Utilities: Public water; Public sewer; Cable TV available; Electric utilities (heating and hot water)
• Home design: Interior townhouse/rowhouse; Estimated year built; Major remodel or effective year 2026
• Construction: Aluminum and vinyl siding; Block foundation; Shingle roof; Above-grade structures
• Exterior features: Porch(es); Sidewalks; Street lights; Rear yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heat; Electric hot water
• Interior features: Eat-in kitchen; Attic
• Laundry & utility: Laundry in the basement; Full dirt-floor basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 11.6% in Mahanoy City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 Jshs (math 8% / reading 17%, grade F, #419 of 437 statewide, top 96%, 485 students, 96% FRL) — zoned schools average 96% FRL vs 54% district-wide (43 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 $5k of equity ($691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $100k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1910 — 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 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: 1.30% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 6.4

CMA / ARV

• ARV (median comp): $44,430
• List price: $100,000
• Delta: 125.07%
• 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
203 Mahanoy St	0.15mi	2/1.0	1,200 (+9%)	9mo	$35,000	$29	70
828 E Railroad St	0.26mi	3/1.5 (+1)	1,120 (+2%)	11mo	$64,900	$58	69
338 South St	0.49mi	2/1.0	1,164 (+6%)	6mo	$65,000	$56	62
201 Mahanoy St	0.39mi	3/1.0 (+1)	1,200 (+9%)	9mo	$35,000	$29	54
703 W Spruce St	0.67mi	2/1.0	1,044 (-5%)	24mo	$139,900	$134	41
1238 Market St	0.45mi	3/1.5 (+1)	1,215 (+11%)	18mo	$47,000	$39	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: 15.2%
• Equity multiple: 1.91×
• Total profit: $25,601
• Equity at exit: $50,356

10-year hold

• IRR: 16.3%
• Equity multiple: 3.63×
• Total profit: $73,644
• Equity at exit: $82,086

Cash invested: $28,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$330 /mo · $3,960/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $131

Break-even live

Break-even rent $1,134

Max offer price $100,000

Occupancy floor 85%

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: $25,000
• Closing costs: $3,000
• 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	43d	1	0.11mi

Listing history 23 events

1. 2026-06-18
   days on market $100,000 Active 34 DOM
2. 2026-06-17
   days on market $100,000 Active 33 DOM
3. 2026-06-16
   days on market $100,000 Active 32 DOM
4. 2026-06-15
   days on market $100,000 Active 31 DOM
5. 2026-06-13
   days on market $100,000 Active 29 DOM
6. 2026-06-12
   days on market $100,000 Active 28 DOM
7. 2026-06-09
   days on market $100,000 Active 25 DOM
8. 2026-06-08
   days on market $100,000 Active 24 DOM
9. 2026-06-08
   days on market $100,000 Active 23 DOM
10. 2026-06-07
    days on market $100,000 Active 22 DOM
11. 2026-06-04
    days on market $100,000 Active 19 DOM
12. 2026-06-02
    days on market $100,000 Active 18 DOM
13. 2026-06-01
    days on market $100,000 Active 17 DOM
14. 2026-05-31
    days on market $100,000 Active 16 DOM
15. 2026-05-16
    listed $119,900 Active 765-char remark
16. 2026-05-15
    historical $119,900 765-char remark
17. 2025-04-09
    soldstatus $23,500 Closed 344-char remark

    Show marketing remark (344 chars)

    The main entrance is into the lower lever/street level. Basement is partial finished. 2 additional rooms in lower level. Rear yard with a 1 car detached garage. Being sold in "as is "condition and shall survive settlement. Needs complete rehab . Enter at your own risk. Bring flashlight. Garage is rented to a neighbor month to month.

18. 2025-03-29
    status Pending 344-char remark

    Show marketing remark (344 chars)

    The main entrance is into the lower lever/street level. Basement is partial finished. 2 additional rooms in lower level. Rear yard with a 1 car detached garage. Being sold in "as is "condition and shall survive settlement. Needs complete rehab . Enter at your own risk. Bring flashlight. Garage is rented to a neighbor month to month.

19. 2025-03-25
    price $25,000 344-char remark

    Show marketing remark (344 chars)

    The main entrance is into the lower lever/street level. Basement is partial finished. 2 additional rooms in lower level. Rear yard with a 1 car detached garage. Being sold in "as is "condition and shall survive settlement. Needs complete rehab . Enter at your own risk. Bring flashlight. Garage is rented to a neighbor month to month.

20. 2024-10-07
    listed $39,900 Active 344-char remark

    Show marketing remark (344 chars)

    The main entrance is into the lower lever/street level. Basement is partial finished. 2 additional rooms in lower level. Rear yard with a 1 car detached garage. Being sold in "as is "condition and shall survive settlement. Needs complete rehab . Enter at your own risk. Bring flashlight. Garage is rented to a neighbor month to month.

21. 2010-11-19
    soldstatus $15,000

    Show marketing remark (262 chars)

    The main entrance is into the lower lever/street level. Basement is partial finished. 2 additional rooms in lower level. Rear yard with a 1 car detached garage. Modern bath and kitchen. Ready to move into. Appliances included/ Newer Maytag washer/dryer included.

22. 2010-10-29
    historical

    Show marketing remark (262 chars)

    The main entrance is into the lower lever/street level. Basement is partial finished. 2 additional rooms in lower level. Rear yard with a 1 car detached garage. Modern bath and kitchen. Ready to move into. Appliances included/ Newer Maytag washer/dryer included.

23. 2010-08-21
    listed $19,900

    Show marketing remark (262 chars)

    The main entrance is into the lower lever/street level. Basement is partial finished. 2 additional rooms in lower level. Rear yard with a 1 car detached garage. Modern bath and kitchen. Ready to move into. Appliances included/ Newer Maytag washer/dryer included.

ⓘ 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: $3,960 · $330/mo
• Projected year-2 tax: $3,960 · $330/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 · 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: −$5,602
• − Property taxes: −$3,960
• − Insurance: −$500
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,909
• Taxable income: $134
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,539/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

+402.5% since first listed

10 events — show timeline

• 2026-05-29 Price Changed $100,000 BRIGHT MLS
• 2026-05-16 Listed $119,900 BRIGHT MLS
• 2026-05-15 Coming Soon $119,900 BRIGHT MLS
• 2025-04-09 Sold (MLS) $23,500 BRIGHT MLS
• 2025-03-29 Pending — BRIGHT MLS
• 2025-03-25 Price Changed $25,000 BRIGHT MLS
• 2024-10-07 Listed $39,900 BRIGHT MLS
• 2010-11-19 Sold (MLS) $15,000 BRIGHT MLS
• 2010-10-29 Listing Removed — BRIGHT MLS
• 2010-08-21 Listed $19,900 BRIGHT MLS

Property tax history

+17.7%/yr

Latest (2026): $3,960 · +404.3% YoY. Source: county tax records.