6 W Furnace Rd

McVeytown, PA 17051

$65,000B+

3 bd · 1.5 ba · 1,444 sqft · Built 1950 · Other · Pending · 3 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,227/mo
• Mortgage (P&I): −$341
• Tax + insurance: −$159
• HOA: −$0
• Vac / Maint / Mgmt: −$258
• Net cashflow: $470/mo
• Annual: $5,635/yr
• Cap rate: 14.96%
• Cash-on-cash: 30.96%
• DSCR: 2.38
• 1% rule: 1.89%
• Cash to close: $18,200

Investor read

• This is a 3-bed/1.5-bath other listed at $65k.
• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $5k of equity ($449 loan paydown + $4k appreciation (6.7% local appreciation)).
• Location reads 62/100 on livability (#1,346 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Mifflin County SD (town): math 28% / reading 49% proficiency, ranked #380 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Strodes Mills El Sch (math 34% / reading 44%, grade F, #947 of 1,518 statewide, top 65%, 237 students, 60% FRL); Mifflin Co Ms (math 16% / reading 51%, grade F, #342 of 512 statewide, top 67%, 689 students, 59% FRL); Mifflin Co Hs (math 76% / reading 24%, grade D+, #133 of 437 statewide, top 30%, 1,086 students, 34% FRL).
• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 7 active listings in the ZIP; 58 units permitted in Mifflin County in 2024 (0 in 5+ unit buildings).
• Mifflin County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $18k 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.

Questions for listing agent

• Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.