233 Grist Mill Rd · Dublin, PA 17215

$135,000

4 bd · 3.0 ba · 2,350 sqft · Other public records · 107 Days on market

Built 1900 0.75 ac lot $57/sqft · 48% below area Est $257k · 48% under

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Why this score? — see what drove the C+ 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 +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +5.9/10.0
• Schools +5.8/10.0
• DSCR +5.2/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Alert – Opportunity in Burnt Cabins! Three-unit mixed-use property with incredible potential. The main level features a 20x25 commercial space currently leased to the local post office, providing built-in stability, along with a bathroom and laundry hookup. The residential portion offers a flexible layout. Upstairs includes three rooms, kitchen, full bath, and two bedrooms. The configuration allows for multiple setup options — maintain separate units or explore expanded living space options. The property needs renovation but offers strong upside for investors or buyers ready to bring their vision. Major improvements already completed include a new roof in 2022 and replacement windows on the first and second floors. Public sewer ($70/month per unit) and well water. Tenants pay their own utilities; owner currently pays trash. Bring your ideas — this property is full of opportunity.

Key facts

• Flexible layout
• Full bath
• Laundry hookup

Tags

• LAUNDRY HOOKUP
• FLEXIBLE LAYOUT
• FULL BATH
• TWO BEDROOMS
• MULTIPLE SETUP OPTIONS
• SIGNIFICANT RENOVATION

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$257,285) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $128k (5.5% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.3% in Dublin — 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 64/100 on livability (#1,201 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-, housing A-; Watch: schools F, amenities F, commute F.
• Forbes Road SD (rural): math 70% / reading 65% proficiency, ranked #109 of 658 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 18 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.7% local appreciation)).
• Fulton County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, 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 107 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.94% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $257,285
• List price: $135,000
• Delta: -47.53%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.34×
• Total profit: $12,794
• Equity at exit: $51,106

10-year hold

• IRR: 10.0%
• Equity multiple: 2.31×
• Total profit: $49,657
• Equity at exit: $71,982

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 17215

• Home prices YoY: 1.6%
• Active inventory: 2
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $87

Break-even live

Break-even rent $1,165

Max offer price $135,000

Occupancy floor 88%

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 25 events

1. 2026-06-18
   days on market $135,000 Active 107 DOM
2. 2026-06-17
   days on market $135,000 Active 106 DOM
3. 2026-06-16
   days on market $135,000 Active 105 DOM
4. 2026-06-15
   days on market $135,000 Active 104 DOM
5. 2026-06-13
   days on market $135,000 Active 102 DOM
6. 2026-06-12
   days on market $135,000 Active 101 DOM
7. 2026-06-09
   days on market $135,000 Active 98 DOM
8. 2026-06-08
   days on market $135,000 Active 97 DOM
9. 2026-06-08
   days on market $135,000 Active 96 DOM
10. 2026-06-07
    days on market $135,000 Active 95 DOM
11. 2026-06-04
    days on market $135,000 Active 92 DOM
12. 2026-06-02
    days on market $135,000 Active 91 DOM
13. 2026-06-01
    days on market $135,000 Active 90 DOM
14. 2026-05-31
    days on market $135,000 Active 89 DOM
15. 2026-04-25
    price $135,000 919-char remark

    Show marketing remark (919 chars)

    Investor Alert – Opportunity in Burnt Cabins! Three-unit mixed-use property with incredible potential. The main level features a 20x25 commercial space currently leased to the local post office, providing built-in stability, along with a bathroom and laundry hookup. The residential portion offers a flexible layout. Upstairs includes three rooms, kitchen, full bath, and two bedrooms. The configuration allows for multiple setup options — maintain separate units or explore expanded living space options. The property needs renovation but offers strong upside for investors or buyers ready to bring their vision. Major improvements already completed include a new roof in 2022 and replacement windows on the first and second floors. Public sewer ($70/month per unit) and well water. Tenants pay their own utilities; owner currently pays trash. Bring your ideas — this property is full of opportunity.

16. 2026-03-03
    listed $150,000 Active 919-char remark

    Show marketing remark (919 chars)

    Investor Alert – Opportunity in Burnt Cabins! Three-unit mixed-use property with incredible potential. The main level features a 20x25 commercial space currently leased to the local post office, providing built-in stability, along with a bathroom and laundry hookup. The residential portion offers a flexible layout. Upstairs includes three rooms, kitchen, full bath, and two bedrooms. The configuration allows for multiple setup options — maintain separate units or explore expanded living space options. The property needs renovation but offers strong upside for investors or buyers ready to bring their vision. Major improvements already completed include a new roof in 2022 and replacement windows on the first and second floors. Public sewer ($70/month per unit) and well water. Tenants pay their own utilities; owner currently pays trash. Bring your ideas — this property is full of opportunity.

17. 2021-12-27
    soldstatus $65,000 Closed 643-char remark

    Show marketing remark (643 chars)

    Handyman Special. .. Tons of potential. .. Three unit complex in Burnt Cabins. Post office rents on main level 20x25 space for $625.00 a month. They are open 7:30 -11:30 to be able to see this part They still have a 3 year lease on this. The other two units are vacant now. Main level has bath and laundry hookup. Can use 2 bedrooms upstairs or use as an efficiency for all one level. Upstairs has 3 rooms and kitchen , full bath and the 2 bedrooms if not used by downstairs unit. two bedroom rented for $575.00 and Efficiency $500.00 a month. Seller pays trash. Tenants pay their own utilities. Public sewer is $70.00 a month per unit. , well

18. 2021-12-27
    soldstatus $65,000

    Show marketing remark (643 chars)

    Handyman Special. .. Tons of potential. .. Three unit complex in Burnt Cabins. Post office rents on main level 20x25 space for $625.00 a month. They are open 7:30 -11:30 to be able to see this part They still have a 3 year lease on this. The other two units are vacant now. Main level has bath and laundry hookup. Can use 2 bedrooms upstairs or use as an efficiency for all one level. Upstairs has 3 rooms and kitchen , full bath and the 2 bedrooms if not used by downstairs unit. two bedroom rented for $575.00 and Efficiency $500.00 a month. Seller pays trash. Tenants pay their own utilities. Public sewer is $70.00 a month per unit. , well

19. 2021-12-09
    status Pending 643-char remark

    Show marketing remark (643 chars)

    Handyman Special. .. Tons of potential. .. Three unit complex in Burnt Cabins. Post office rents on main level 20x25 space for $625.00 a month. They are open 7:30 -11:30 to be able to see this part They still have a 3 year lease on this. The other two units are vacant now. Main level has bath and laundry hookup. Can use 2 bedrooms upstairs or use as an efficiency for all one level. Upstairs has 3 rooms and kitchen , full bath and the 2 bedrooms if not used by downstairs unit. two bedroom rented for $575.00 and Efficiency $500.00 a month. Seller pays trash. Tenants pay their own utilities. Public sewer is $70.00 a month per unit. , well

20. 2021-11-26
    status Active 643-char remark

    Show marketing remark (643 chars)

    Handyman Special. .. Tons of potential. .. Three unit complex in Burnt Cabins. Post office rents on main level 20x25 space for $625.00 a month. They are open 7:30 -11:30 to be able to see this part They still have a 3 year lease on this. The other two units are vacant now. Main level has bath and laundry hookup. Can use 2 bedrooms upstairs or use as an efficiency for all one level. Upstairs has 3 rooms and kitchen , full bath and the 2 bedrooms if not used by downstairs unit. two bedroom rented for $575.00 and Efficiency $500.00 a month. Seller pays trash. Tenants pay their own utilities. Public sewer is $70.00 a month per unit. , well

21. 2021-11-26
    listed $80,000 Active

    Show marketing remark (643 chars)

    Handyman Special. .. Tons of potential. .. Three unit complex in Burnt Cabins. Post office rents on main level 20x25 space for $625.00 a month. They are open 7:30 -11:30 to be able to see this part They still have a 3 year lease on this. The other two units are vacant now. Main level has bath and laundry hookup. Can use 2 bedrooms upstairs or use as an efficiency for all one level. Upstairs has 3 rooms and kitchen , full bath and the 2 bedrooms if not used by downstairs unit. two bedroom rented for $575.00 and Efficiency $500.00 a month. Seller pays trash. Tenants pay their own utilities. Public sewer is $70.00 a month per unit. , well

22. 2021-11-26
    historical

    Show marketing remark (643 chars)

    Handyman Special. .. Tons of potential. .. Three unit complex in Burnt Cabins. Post office rents on main level 20x25 space for $625.00 a month. They are open 7:30 -11:30 to be able to see this part They still have a 3 year lease on this. The other two units are vacant now. Main level has bath and laundry hookup. Can use 2 bedrooms upstairs or use as an efficiency for all one level. Upstairs has 3 rooms and kitchen , full bath and the 2 bedrooms if not used by downstairs unit. two bedroom rented for $575.00 and Efficiency $500.00 a month. Seller pays trash. Tenants pay their own utilities. Public sewer is $70.00 a month per unit. , well

23. 2021-11-25
    historical 643-char remark

    Show marketing remark (643 chars)

    Handyman Special. .. Tons of potential. .. Three unit complex in Burnt Cabins. Post office rents on main level 20x25 space for $625.00 a month. They are open 7:30 -11:30 to be able to see this part They still have a 3 year lease on this. The other two units are vacant now. Main level has bath and laundry hookup. Can use 2 bedrooms upstairs or use as an efficiency for all one level. Upstairs has 3 rooms and kitchen , full bath and the 2 bedrooms if not used by downstairs unit. two bedroom rented for $575.00 and Efficiency $500.00 a month. Seller pays trash. Tenants pay their own utilities. Public sewer is $70.00 a month per unit. , well

24. 2021-11-25
    listed $80,000 Active 643-char remark

    Show marketing remark (643 chars)

    Handyman Special. .. Tons of potential. .. Three unit complex in Burnt Cabins. Post office rents on main level 20x25 space for $625.00 a month. They are open 7:30 -11:30 to be able to see this part They still have a 3 year lease on this. The other two units are vacant now. Main level has bath and laundry hookup. Can use 2 bedrooms upstairs or use as an efficiency for all one level. Upstairs has 3 rooms and kitchen , full bath and the 2 bedrooms if not used by downstairs unit. two bedroom rented for $575.00 and Efficiency $500.00 a month. Seller pays trash. Tenants pay their own utilities. Public sewer is $70.00 a month per unit. , well

25. 1991-06-27
    soldstatus $36,000

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $2,004 · $167/mo
• Expected delta: +$129/yr (+$11/mo · 6.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,304
• − Mortgage interest: −$7,562
• − Property taxes: −$1,876
• − Insurance: −$675
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,927
• Taxable loss: −$1,185
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,328/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: Forbes Road SD
• NCES district ID: 4209870
• Math proficiency: 70% ▲ 5.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $45,382
• Composite: 58.17/100
• National rank: #2127
• State rank: #109 of 658 in PA

Livability — Dublin

• Score: 64/100
• State rank: #1201
• US rank: #14126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burnt Cabins, PA
• City population: 2,176
• Population (ZIP): 121

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 13,762 people
• By 2030: 13,167 · -4.3%
• By 2040: 11,836 · -14.0%
• By 2050: 10,342 · -24.9%
• By 2075: 7,170 · -47.9%
• By 2100: 4,581 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 3% Serbian 3% Portuguese 2%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+72.6) · D 13.5% · R 86.1%
• 2008→2024 swing: -24.0pp toward R · 2008: -48.6pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+72.0 2016: R+70.8 2012: R+56.6 2008: R+48.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 109.9229
• 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

+275.0% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $135,000 BRIGHT MLS
• 2026-03-03 Listed $150,000 BRIGHT MLS
• 2021-12-27 Sold (Public Records) $65,000 Public Records
• 2021-12-27 Sold (MLS) $65,000 BRIGHT MLS
• 2021-12-09 Pending — BRIGHT MLS
• 2021-11-26 Relisted — BRIGHT MLS
• 2021-11-26 Listing Removed — BRIGHT MLS
• 2021-11-26 Listed $80,000 BRIGHT MLS
• 2021-11-25 Listed $80,000 BRIGHT MLS
• 2021-11-25 Listing Removed — BRIGHT MLS
• 1991-06-27 Sold (Public Records) $36,000 Public Records

Property tax history

+0.4%/yr

Latest (2026): $1,876 · +0.0% YoY. Source: county tax records.