228 E 7th St · Mount Carmel, PA 17851

$69,900

4 bd · 1.5 ba · 1,480 sqft · Townhouse · 52 Days on market

Built 1905 $47/sqft · 8% below area Est $76k · 8% under ↓ 7% since listing

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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 +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• Built 1905
• Listed 52 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Ground rent paid annually

Exterior

• Parking: On-street parking; Other parking
• Security:
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Lot approximately 12 x 150 (assessor)
• Construction: Block, brick/mortar and concrete perimeter foundation; Rubber and shingle roof
• Exterior features: Not located in a federal flood zone; Two or more access/egress points

Interior

• Kitchen:
• Basement: Unfinished basement
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on upper level; One half bathroom on main level
• Heating & cooling: Electric hot water; Natural gas available for heating; 100 amp electrical service
• Interior features: Plaster walls
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 12.2% in Mount Carmel — 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 72/100 on livability (#641 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D+, commute F, employment F.
• Mount Carmel Area SD (town): math 20% / reading 37% proficiency, ranked #455 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($483 loan paydown + $4k appreciation (6.3% local appreciation)).
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 18.33%
• Cash-on-cash: 42.99%
• DSCR: 2.91
• GRM: 4.0

CMA / ARV

• ARV (median comp): $76,275
• List price: $69,900
• Delta: -8.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 E 5th St	0.27mi	3/1.0 (-1)	1,460 (-1%)	3mo	$93,700	$64	76
125 S Market St	0.21mi	3/1.5 (-1)	1,506 (+2%)	10mo	$102,000	$68	74
117 N Chestnut St	0.43mi	4/1.0	1,508 (+2%)	11mo	$115,000	$76	66
42 S Market St	0.28mi	5/1.5 (+1)	1,400 (-5%)	18mo	$80,000	$57	58
204 W 2nd St	0.53mi	3/2.0 (-1)	1,400 (-5%)	12mo	$95,000	$68	49
415 N Maple St	0.73mi	4/2.0	1,570 (+6%)	9mo	$16,000	$10	46
501 W 3rd St	0.67mi	4/2.0	1,300 (-12%)	2mo	$117,500	$90	44
431 W 2nd St	0.68mi	4/1.0	1,650 (+12%)	15mo	$70,200	$43	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.8%
• Equity multiple: 4.38×
• Total profit: $66,137
• Equity at exit: $45,326

10-year hold

• IRR: 49.4%
• Equity multiple: 9.14×
• Total profit: $159,248
• Equity at exit: $83,419

Cash invested: $19,572 (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 17851

• Home prices YoY: 5.2%
• Active inventory: 54
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $701

Break-even live

Break-even rent $562

Max offer price $69,900

Occupancy floor 47%

Sensitivity live

Price	-10% $741	-5% $721	+0% $701	+5% $681	+10% $662
Rent	-10% $587	-5% $644	+0% $701	+5% $758	+10% $816
Rate	-1.0pp $736	-0.5pp $719	base $701	+0.5pp $683	+1.0pp $665

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 W 4th St Mount Carmel, PA	3.0	1.5	900	$1,450	$1.61	44d	1	0.59mi

Listing history 17 events

1. 2026-06-21
   days on market $69,900 Active 52 DOM
2. 2026-06-18
   days on market $69,900 Active 50 DOM
3. 2026-06-17
   days on market $69,900 Active 49 DOM
4. 2026-06-16
   days on market $69,900 Active 48 DOM
5. 2026-06-15
   days on market $69,900 Active 47 DOM
6. 2026-06-13
   days on market $69,900 Active 45 DOM
7. 2026-06-12
   days on market $69,900 Active 44 DOM
8. 2026-06-09
   days on market $69,900 Active 41 DOM
9. 2026-06-08
   days on market $69,900 Active 40 DOM
10. 2026-06-08
    days on market $69,900 Active 39 DOM
11. 2026-06-07
    days on market $69,900 Active 38 DOM
12. 2026-06-04
    days on market $69,900 Active 35 DOM
13. 2026-06-02
    days on market $69,900 Active 34 DOM
14. 2026-06-01
    days on market $69,900 Active 33 DOM
15. 2026-05-31
    days on market $69,900 Active 32 DOM
16. 2026-05-31
    price $69,900 Active 31 DOM
17. 2026-04-29
    listed $75,000 Active 894-char remark

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$260/yr (+$22/mo · 44.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $17,400
• − Mortgage interest: −$3,915
• − Property taxes: −$584
• − Insurance: −$350
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,033
• Taxable income: $7,734
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $6,558/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: Mount Carmel Area SD
• NCES district ID: 4215990
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,195
• Composite: 23.48/100
• National rank: #7876
• State rank: #455 of 539 in PA

Livability — Mount Carmel

• Score: 72/100
• State rank: #641
• US rank: #6230

Category grades

Amenities C Commute F Cost of living A+ Crime B+ Employment F Housing B+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Carmel, PA
• Population (ZIP): 7,174

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 21% Subsaharan African 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.31%
• Current HPI: 127.4102
• 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

-6.8% since first listed

2 events — show timeline

• 2026-05-30 Price Changed $69,900 BRIGHT MLS
• 2026-04-29 Listed $75,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $584 · +1.5% YoY. Source: county tax records.