545 Summit Dr · Highland Park, PA 17044

$205,000

3 bd · 1.5 ba · 1,226 sqft · SingleFamily public records · 107 Days on market

Built 1973 0.26 ac lot $167/sqft · 16% above area Est $251k · 18% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +5.1/30.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is located in a desirable development - lovely Pleasant Acres. Walkable to Mifflin County high school and Mifflin County Junior High. Very close to Lewistown hospital as well. Just minutes from 322, approx 25 miles to State College. 3 bedrooms & full remodeled bath on main level - family room & half bath on lower level (could be fourth bedroom) Laundry hook ups on both levels. 1 car integral garage. Newer siding, roof & rear covered deck all in 2023 & new 10x20 shed in 2024. Water heater new in 2022. * * This home has RENU solar panels that assist with electric expense. Contract / loan is transferable with approval. Copy of electric bills, monthly solar panel payment and contract information / terms available on request. Move in immediately. Natural gas lines recently added to the development - opens up more heating / cooling options. Recent survey done.

Key facts

• Newer roof
• Renu solar panels
• Newer siding

Tags

• CLOSE TO LEWISTOWN HOSPITAL
• NEWER SIDING
• NEWER ROOF
• REAR COVERED DECK
• NEW SHED
• RENU SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-472 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (40.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (42.9% below list).
• Recommended offer: $117k (42.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#570 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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.
• Market conditions: 73 active listings in the ZIP; 58 units permitted in Mifflin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Mifflin County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $155k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $117,080 (42.9% 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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.57% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.88%
• DSCR: 0.56
• GRM: 14.6

CMA / ARV

• ARV (median comp): $250,851
• List price: $205,000
• Delta: -18.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Holiday Ln	0.14mi	3/1.0	1,232 (+0%)	21mo	$234,900	$191	73
11 First St	0.58mi	2/1.0 (-1)	1,152 (-6%)	5mo	$157,500	$137	51
329 6th St	0.53mi	2/1.5 (-1)	1,128 (-8%)	8mo	$215,000	$191	50
43 S 5th St	0.70mi	2/2.0 (-1)	1,280 (+4%)	8mo	$27,500	$21	46
19 Ort Valley Rd	0.62mi	2/1.0 (-1)	1,092 (-11%)	4mo	$165,000	$151	43

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: -34.0%
• Equity multiple: -0.10×
• Total profit: $-63,301
• Equity at exit: $30,566

10-year hold

• IRR: -42.8%
• Equity multiple: -0.63×
• Total profit: $-93,842
• Equity at exit: $17,725

Cash invested: $57,400 (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 17044

• Home prices YoY: -6.7%
• Active inventory: 73
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$237 /mo · $2,843/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-472

Break-even live

Break-even rent $1,769

Max offer price $121,546

Occupancy floor —

Sensitivity live

Price	-10% $-356	-5% $-414	+0% $-472	+5% $-530	+10% $-588
Rent	-10% $-565	-5% $-519	+0% $-472	+5% $-426	+10% $-380
Rate	-1.0pp $-369	-0.5pp $-420	base $-472	+0.5pp $-526	+1.0pp $-580

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   statusdays on market $205,000 Pending 107 DOM
2. 2026-06-18
   days on market $205,000 Active 106 DOM
3. 2026-06-17
   days on market $205,000 Active 105 DOM
4. 2026-06-16
   days on market $205,000 Active 104 DOM
5. 2026-06-15
   days on market $205,000 Active 103 DOM
6. 2026-06-13
   days on market $205,000 Active 101 DOM
7. 2026-06-12
   days on market $205,000 Active 100 DOM
8. 2026-06-09
   days on market $205,000 Active 97 DOM
9. 2026-06-08
   days on market $205,000 Active 96 DOM
10. 2026-06-08
    days on market $205,000 Active 95 DOM
11. 2026-06-07
    days on market $205,000 Active 94 DOM
12. 2026-06-04
    days on market $205,000 Active 91 DOM
13. 2026-06-02
    days on market $205,000 Active 90 DOM
14. 2026-06-01
    days on market $205,000 Active 89 DOM
15. 2026-05-31
    days on market $205,000 Active 88 DOM
16. 2026-04-14
    price $205,000 899-char remark

    Show marketing remark (899 chars)

    Home is located in a desirable development - lovely Pleasant Acres. Walkable to Mifflin County high school and Mifflin County Junior High. Very close to Lewistown hospital as well. Just minutes from 322, approx 25 miles to State College. 3 bedrooms & full remodeled bath on main level - family room & half bath on lower level (could be fourth bedroom) Laundry hook ups on both levels. 1 car integral garage. Newer siding, roof & rear covered deck all in 2023 & new 10x20 shed in 2024. Water heater new in 2022. * * This home has RENU solar panels that assist with electric expense. Contract / loan is transferable with approval. Copy of electric bills, monthly solar panel payment and contract information / terms available on request. Move in immediately. Natural gas lines recently added to the development - opens up more heating / cooling options. Recent survey done.

17. 2026-03-04
    listed $225,000 Active 899-char remark

    Show marketing remark (899 chars)

    Home is located in a desirable development - lovely Pleasant Acres. Walkable to Mifflin County high school and Mifflin County Junior High. Very close to Lewistown hospital as well. Just minutes from 322, approx 25 miles to State College. 3 bedrooms & full remodeled bath on main level - family room & half bath on lower level (could be fourth bedroom) Laundry hook ups on both levels. 1 car integral garage. Newer siding, roof & rear covered deck all in 2023 & new 10x20 shed in 2024. Water heater new in 2022. * * This home has RENU solar panels that assist with electric expense. Contract / loan is transferable with approval. Copy of electric bills, monthly solar panel payment and contract information / terms available on request. Move in immediately. Natural gas lines recently added to the development - opens up more heating / cooling options. Recent survey done.

18. 2020-07-23
    soldstatus $155,000
19. 1992-05-19
    soldstatus $78,000

ⓘ 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: $2,843 · $237/mo
• Projected year-2 tax: $3,041 · $253/mo
• Expected delta: +$198/yr (+$17/mo · 7.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,050
• − Mortgage interest: −$11,483
• − Property taxes: −$2,843
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$5,964
• Taxable loss: −$9,513
• Est. tax savings @ 24.0%: +$2,283
• After-tax cash flow: $-3,386/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: Mifflin County SD
• NCES district ID: 4215290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 49% ▼ -9.00%
• Median HH income: $40,718
• Composite: 32.28/100
• National rank: #5755
• State rank: #380 of 539 in PA

Livability — Highland Park

• Score: 73/100
• State rank: #570
• US rank: #5415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Park, PA
• Population (ZIP): 20,526

Population outlook (Mifflin County) Hauer SSP2

• Today (2025): 44,611 people
• By 2030: 43,212 · -3.1%
• By 2040: 40,197 · -9.9%
• By 2050: 36,813 · -17.5%
• By 2075: 28,833 · -35.4%
• By 2100: 20,296 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Polish 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Mifflin

• 2024 margin: Solid R (+56.4) · D 21.4% · R 77.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -33.7pp · 2024: -56.4pp
• All cycles: 2024: R+56.4 2020: R+56.1 2016: R+57.5 2012: R+46.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.27%
• Current HPI: 214.2729
• 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

+162.8% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $205,000 BRIGHT MLS
• 2026-03-04 Listed $225,000 BRIGHT MLS
• 2020-07-23 Sold (Public Records) $155,000 Public Records
• 1992-05-19 Sold (Public Records) $78,000 Public Records

Property tax history

+0.5%/yr

Latest (2026): $2,843 · +0.8% YoY. Source: county tax records.