20 N Market St · McVeytown, PA 17051

$130,000

2 bd · 2.0 ba · 2,171 sqft · Other public records · 265 Days on market

Built 1859 8,276 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).

• Cash flow +12.2/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICED TO SELL!! Solid brick home with multiple porches and large back yard. The oil furnace and tank were replaced in 2022. The brick exterior has been painted and is in excellent condition. The first floor has a large kitchen, dining room, living room, and laundry room. The second floor has three bedrooms and two full bathrooms. The basement can be accessed from both the inside and outside of the home. Public water and public sewer. Please contact the listing agent with any questions.

Key facts

• Large kitchen
• Large back yard
• Dining room

Tags

• MULTIPLE PORCHES
• LARGE BACK YARD
• OIL FURNACE AND TANK REPLACED
• BRICK EXTERIOR PAINTED
• LARGE KITCHEN
• DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $-27 ($-321/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (17.1% below list).
• Recommended offer: $108k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• 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: schools F, 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: 7 active listings in the ZIP; 58 units permitted in Mifflin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($899 loan paydown + $9k appreciation (6.7% local appreciation)).
• 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $130k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1859 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,724 (17.1% 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 265 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1859 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.13×
• Total profit: $41,207
• Equity at exit: $87,438

10-year hold

• IRR: 16.0%
• Equity multiple: 4.33×
• Total profit: $121,357
• Equity at exit: $163,747

Cash invested: $36,400 (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 17051

• Home prices YoY: 3.1%
• Active inventory: 7
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-27

Break-even live

Break-even rent $1,111

Max offer price $125,280

Occupancy floor 97%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-31
   days on market $130,000 Active 265 DOM
2. 2026-05-10
   price $130,000 491-char remark

   Show marketing remark (491 chars)

   PRICED TO SELL!! Solid brick home with multiple porches and large back yard. The oil furnace and tank were replaced in 2022. The brick exterior has been painted and is in excellent condition. The first floor has a large kitchen, dining room, living room, and laundry room. The second floor has three bedrooms and two full bathrooms. The basement can be accessed from both the inside and outside of the home. Public water and public sewer. Please contact the listing agent with any questions.

3. 2026-04-12
   status Active 491-char remark

   Show marketing remark (491 chars)

   PRICED TO SELL!! Solid brick home with multiple porches and large back yard. The oil furnace and tank were replaced in 2022. The brick exterior has been painted and is in excellent condition. The first floor has a large kitchen, dining room, living room, and laundry room. The second floor has three bedrooms and two full bathrooms. The basement can be accessed from both the inside and outside of the home. Public water and public sewer. Please contact the listing agent with any questions.

4. 2026-04-07
   historical 491-char remark

   Show marketing remark (491 chars)

   PRICED TO SELL!! Solid brick home with multiple porches and large back yard. The oil furnace and tank were replaced in 2022. The brick exterior has been painted and is in excellent condition. The first floor has a large kitchen, dining room, living room, and laundry room. The second floor has three bedrooms and two full bathrooms. The basement can be accessed from both the inside and outside of the home. Public water and public sewer. Please contact the listing agent with any questions.

5. 2026-03-08
   price $132,500 491-char remark

   Show marketing remark (491 chars)

   PRICED TO SELL!! Solid brick home with multiple porches and large back yard. The oil furnace and tank were replaced in 2022. The brick exterior has been painted and is in excellent condition. The first floor has a large kitchen, dining room, living room, and laundry room. The second floor has three bedrooms and two full bathrooms. The basement can be accessed from both the inside and outside of the home. Public water and public sewer. Please contact the listing agent with any questions.

6. 2026-03-07
   status Active 491-char remark

   Show marketing remark (491 chars)

   PRICED TO SELL!! Solid brick home with multiple porches and large back yard. The oil furnace and tank were replaced in 2022. The brick exterior has been painted and is in excellent condition. The first floor has a large kitchen, dining room, living room, and laundry room. The second floor has three bedrooms and two full bathrooms. The basement can be accessed from both the inside and outside of the home. Public water and public sewer. Please contact the listing agent with any questions.

7. 2026-02-25
   historical 491-char remark

   Show marketing remark (491 chars)

   PRICED TO SELL!! Solid brick home with multiple porches and large back yard. The oil furnace and tank were replaced in 2022. The brick exterior has been painted and is in excellent condition. The first floor has a large kitchen, dining room, living room, and laundry room. The second floor has three bedrooms and two full bathrooms. The basement can be accessed from both the inside and outside of the home. Public water and public sewer. Please contact the listing agent with any questions.

8. 2025-09-10
   price $135,000 491-char remark

   Show marketing remark (491 chars)

   PRICED TO SELL!! Solid brick home with multiple porches and large back yard. The oil furnace and tank were replaced in 2022. The brick exterior has been painted and is in excellent condition. The first floor has a large kitchen, dining room, living room, and laundry room. The second floor has three bedrooms and two full bathrooms. The basement can be accessed from both the inside and outside of the home. Public water and public sewer. Please contact the listing agent with any questions.

9. 2025-08-25
   listed $140,000 Active 491-char remark

   Show marketing remark (491 chars)

   PRICED TO SELL!! Solid brick home with multiple porches and large back yard. The oil furnace and tank were replaced in 2022. The brick exterior has been painted and is in excellent condition. The first floor has a large kitchen, dining room, living room, and laundry room. The second floor has three bedrooms and two full bathrooms. The basement can be accessed from both the inside and outside of the home. Public water and public sewer. Please contact the listing agent with any questions.

10. 2025-06-20
    status Pending
11. 2025-06-20
    historical
12. 2025-05-24
    price $170,000
13. 2025-01-15
    price $175,000
14. 2024-11-08
    price $177,000
15. 2024-09-07
    price $180,000
16. 2024-08-28
    price $190,000
17. 2024-08-08
    listed $199,000 Active
18. 2024-08-07
    historical
19. 1989-06-27
    soldstatus $35,000

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $1,878 · $157/mo
• Expected delta: +$176/yr (+$15/mo · 10.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,927
• − Mortgage interest: −$7,282
• − Property taxes: −$1,702
• − Insurance: −$650
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,782
• Taxable loss: −$2,557
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $293/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 — McVeytown

• Score: 62/100
• State rank: #1346
• US rank: #16690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McVeytown, PA
• Population (ZIP): 4,402

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Polish 7% Iranian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 5% Spanish 1% Russian/Polish/Slavic 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: ▲ 6.69%
• Current HPI: 223.881
• 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

+271.4% since first listed

18 events — show timeline

• 2026-05-10 Price Changed $130,000 BRIGHT MLS
• 2026-04-12 Relisted — BRIGHT MLS
• 2026-04-07 Listing Removed — BRIGHT MLS
• 2026-03-08 Price Changed $132,500 BRIGHT MLS
• 2026-03-07 Relisted — BRIGHT MLS
• 2026-02-25 Listing Removed — BRIGHT MLS
• 2025-09-10 Price Changed $135,000 BRIGHT MLS
• 2025-08-25 Listed $140,000 BRIGHT MLS
• 2025-06-20 Pending — BRIGHT MLS
• 2025-06-20 Listing Removed — BRIGHT MLS
• 2025-05-24 Price Changed $170,000 BRIGHT MLS
• 2025-01-15 Price Changed $175,000 BRIGHT MLS
• 2024-11-08 Price Changed $177,000 BRIGHT MLS
• 2024-09-07 Price Changed $180,000 BRIGHT MLS
• 2024-08-28 Price Changed $190,000 BRIGHT MLS
• 2024-08-08 Listed $199,000 BRIGHT MLS
• 2024-08-07 Coming Soon — BRIGHT MLS
• 1989-06-27 Sold (Public Records) $35,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,702 · +0.0% YoY. Source: county tax records.