441 Mill St · Catawissa, PA 17820

$259,000

4 bd · 1.5 ba · 2,002 sqft · Other public records · 7 Days on market

Built 1900 5,662 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

A blank canvas presents itself, whether you're looking for a place to create home or the next investment for your portfolio! Outdoor enjoyment is plentiful, from the spacious back yard to the large front porch, there are plenty of spots to enjoy the warm weather. Through the front door, you are greeted by a welcoming living room and a classic wooden staircase. A formal dining room is to the left, which both lead into the large kitchen area with plenty of counterspace for meal prepping and hosting. A convenient half bath and laundry area are also found on the first floor. Four spacious bedrooms and a large bathroom present themselves on the second floor. Both the attic and basement areas offer great storage options. Being offered at $89,000, call to set up a showing today!

Key facts

• Custom kitchen
• New metal roof
• New plumbing

Tags

• EXPERTLY REMODELED
• NEW METAL ROOF
• NEW WINDOWS
• NEW ELECTRICAL
• NEW PLUMBING
• CUSTOM KITCHEN

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residential property; Residential zoning
• Construction: Vinyl siding with frame construction; No foundation specified
• Exterior features: Metal roof; Sidewalks

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating
• Interior features: Dishwasher; Refrigerator; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $259k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (33.7% below list).
• Recommended offer: $172k (33.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#456 in PA, #4,170 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Southern Columbia Area SD (rural): math 45% / reading 62% proficiency, ranked #134 of 539 in PA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $60k; list at $259k implies a 332% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,718 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.66% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $125,834
• Equity at exit: $233,328

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $382,271
• Equity at exit: $503,180

Cash invested: $72,520 (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 17820

• Home prices YoY: 5.7%
• Active inventory: 18
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-238

Break-even live

Break-even rent $2,018

Max offer price $217,035

Occupancy floor —

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $259,000 Active 7 DOM
2. 2026-06-18
   days on market $259,000 Active 6 DOM
3. 2026-06-17
   days on market $259,000 Active 5 DOM
4. 2026-06-16
   days on market $259,000 Active 4 DOM
5. 2026-06-15
   days on market $259,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $259,000 Active 1 DOM

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $2,814 · $235/mo
• Expected delta: +$1,278/yr (+$107/mo · 83.2%)

ⓘ 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 5/10 Major 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,606
• − Mortgage interest: −$14,508
• − Property taxes: −$1,536
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$7,535
• Taxable loss: −$7,564
• Est. tax savings @ 24.0%: +$1,815
• After-tax cash flow: $-1,035/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: Southern Columbia Area SD
• NCES district ID: 4222260
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $52,296
• Composite: 45.84/100
• National rank: #2554
• State rank: #134 of 539 in PA

Livability — Catawissa

• Score: 75/100
• State rank: #456
• US rank: #4170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catawissa, PA
• Population (ZIP): 5,528

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 9% Polish 3% Iranian 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.86%
• Current HPI: 239.3791
• 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

+191.0% since first listed

5 events — show timeline

• 2026-06-12 Listed $259,000 CSVBR
• 2025-06-04 Sold (Public Records) $60,000 Public Records
• 2024-11-22 Sold (MLS) $60,000 PMAR
• 2024-11-18 Pending — PMAR
• 2024-09-19 Listed $89,000 PMAR

Property tax history

+3.4%/yr

Latest (2026): $1,536 · +2.5% YoY. Source: county tax records.