640 Altamont Blvd · West Mahanoy, PA 17931

$135,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 33 Days on market

Built 1929 Est $133k · at est.

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +6.8/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single home in a nice section of Frackville, close to I-81. House features 3 bedrooms, 1 bath, living room, dining room, and a full basement. There is a full yard with a nice deck and a 1 car detached garage. This is a Fannie Mae HomePath property. Purchase this property for as little as 5% down! This property is approved for HomePath Renovation Mortgage Financing. No Seller's Disclosure. Buyer responsible for 2% transfer tax.

Key facts

• Built 1929
• Listed 32 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $55 ($661/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (12.4% below list).
• Recommended offer: $118k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 31 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $135k implies a 575% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,310 (12.4% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 S Nice	0.37mi	2/2.0 (-1)	1,335 (-1%)	4mo	$220,000	$165	69
233 S Lehigh Ave	0.46mi	3/2.0	1,360 (+1%)	15mo	$160,000	$118	61
110 E Oak St	0.61mi	4/1.0 (+1)	1,344 (0%)	23mo	$130,000	$97	48
406 Chestnut St	0.63mi	4/2.0 (+1)	1,176 (-12%)	8mo	$115,000	$98	34
241 S Lehigh Ave	0.44mi	2/1.0 (-1)	1,163 (-14%)	21mo	$115,000	$99	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-18,385
• Equity at exit: $20,129

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-11,556
• Equity at exit: $11,672

Cash invested: $37,800 (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 17931

• Home prices YoY: -22.6%
• Active inventory: 31
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $55

Break-even live

Break-even rent $1,113

Max offer price $135,000

Occupancy floor 90%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $135,000 Active 33 DOM
2. 2026-06-17
   days on market $135,000 Active 32 DOM
3. 2026-06-16
   days on market $135,000 Active 31 DOM
4. 2026-06-15
   days on market $135,000 Active 30 DOM
5. 2026-06-13
   days on market $135,000 Active 28 DOM
6. 2026-06-12
   days on market $135,000 Active 27 DOM
7. 2026-06-09
   days on market $135,000 Active 24 DOM
8. 2026-06-08
   days on market $135,000 Active 23 DOM
9. 2026-06-08
   days on market $135,000 Active 22 DOM
10. 2026-06-07
    days on market $135,000 Active 21 DOM
11. 2026-06-04
    days on market $135,000 Active 18 DOM
12. 2026-06-02
    days on market $135,000 Active 17 DOM
13. 2026-06-01
    days on market $135,000 Active 16 DOM
14. 2026-05-31
    days on market $135,000 Active 15 DOM
15. 2026-05-17
    listed $135,000 Active
16. 2016-01-22
    historical
17. 2014-10-17
    soldstatus $20,000 430-char remark

    Show marketing remark (430 chars)

    Single home in a nice section of Frackville, close to I-81. House features 3 bedrooms, 1 bath, living room, dining room, and a full basement. There is a full yard with a nice deck and a 1 car detached garage. This is a Fannie Mae HomePath property. Purchase this property for as little as 5% down! This property is approved for HomePath Renovation Mortgage Financing. No Seller's Disclosure. Buyer responsible for 2% transfer tax.

18. 2014-10-10
    soldstatus $20,000
19. 2014-03-14
    listed $29,900 430-char remark

    Show marketing remark (430 chars)

    Single home in a nice section of Frackville, close to I-81. House features 3 bedrooms, 1 bath, living room, dining room, and a full basement. There is a full yard with a nice deck and a 1 car detached garage. This is a Fannie Mae HomePath property. Purchase this property for as little as 5% down! This property is approved for HomePath Renovation Mortgage Financing. No Seller's Disclosure. Buyer responsible for 2% transfer tax.

20. 2013-01-01
    historical
21. 2012-02-14
    listed $59,000
22. 2012-02-09
    listed $59,000
23. 2011-05-01
    historical
24. 2010-04-23
    listed $89,900
25. 2007-05-23
    soldstatus $98,500
26. 2007-05-23
    soldstatus $98,500
27. 2007-02-27
    listed $98,500
28. 2007-02-27
    historical
29. 1996-04-02
    soldstatus $62,500

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $1,759 · $147/mo
• Expected delta: +$374/yr (+$31/mo · 27.0%)

ⓘ 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 ≥93°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,197
• − Mortgage interest: −$7,562
• − Property taxes: −$1,385
• − Insurance: −$675
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$3,927
• Taxable loss: −$1,624
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $1,050/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 — West Mahanoy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,726

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 (66%)
• Race & ethnicity: White 66% Black 23% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 10% Iranian 3% Subsaharan African 3%
• Foreign-born: 1%
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1% Korean 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: ▼ -48.47%
• Current HPI: 165.7692
• 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

+116.0% since first listed

15 events — show timeline

• 2026-05-17 Listed $135,000 FSBO.com
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2014-10-17 Sold (MLS) $20,000 GLVRMLS
• 2014-10-10 Sold (Public Records) $20,000 Public Records
• 2014-03-14 Listed $29,900 GLVRMLS
• 2013-01-01 Listing Removed — BRIGHT MLS
• 2012-02-14 Listed $59,000 BRIGHT MLS
• 2012-02-09 Listed $59,000 BRIGHT MLS
• 2011-05-01 Listing Removed — BRIGHT MLS
• 2010-04-23 Listed $89,900 BRIGHT MLS
• 2007-05-23 Sold (Public Records) $98,500 Public Records
• 2007-05-23 Sold (MLS) $98,500 BRIGHT MLS
• 2007-02-27 Listing Removed — BRIGHT MLS
• 2007-02-27 Listed $98,500 BRIGHT MLS
• 1996-04-02 Sold (Public Records) $62,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,385 · +4.1% YoY. Source: county tax records.