81 Laurel St · Mifflinburg, PA 17844

$74,999

3 bd · 2.0 ba · 1,249 sqft · SingleFamily · 15 Days on market

Built 2007 Good condition $60/sqft · 60% below area ↓ 7% since listing

---

Why this score? — see what drove the B- 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2-bathroom double wide mobile home nestled in Mifflinburg, PA. This move-in ready property has been thoughtfully refreshed throughout — featuring new carpet in all bedrooms, fresh vinyl flooring in the kitchen and living room, and updated kitchen countertops, with appliances and washer and dryer hook up included. Fresh paint throughout gives the home a clean, bright feel from the moment you enter with forced air heat and central air conditioning. The home has oil heat. Step outside and enjoy the large covered front deck — perfect for relaxing or entertaining. Two storage sheds are included and provide generous space for your tools. Also included are two large parking spaces for your vehicles. The porch has wheel chair ramp for added accessibility. This home is located in a quiet, friendly setting with mature trees. School system is Mifflinburg Elementary School (K-2), Mifflinburg Area Middle School (Grades 6-8), Mifflinburg Area Senior High School (Grades 9-12). Potential Buyer must apply to the North Hills Mobile Home Court to retain Lot. Monthly lot rental is $430 with no additional park fees. Whether you're a first-time buyer or simply looking for an affordable place to call home, this is a rare opportunity with flexible seller financing or available.

Key facts

• Two storage sheds
• Move in ready
• Built 2007

Tags

• MOVE IN READY
• UPDATED KITCHEN COUNTERTOPS
• LARGE COVERED FRONT DECK
• TWO STORAGE SHEDS
• TWO LARGE PARKING SPACES
• QUIET FRIENDLY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 2.7% in Mifflinburg — 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 70/100 on livability (#755 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Mifflinburg Area SD (town): math 41% / reading 62% proficiency, ranked #163 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mifflinburg Area Intrmd Sch (math 45% / reading 64%, grade C, #504 of 1,518 statewide, top 37%, 393 students, 53% FRL); Mifflinburg Area Ms (math 30% / reading 60%, grade D, #187 of 512 statewide, top 38%, 402 students, 50% FRL); Mifflinburg Area Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 493 students, 46% FRL) — zoned schools average 50% FRL vs 29% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 49 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $73,874 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $187,370
• List price: $74,999
• Delta: -59.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Ann St	0.27mi	3/2.0	1,387 (+11%)	2mo	$100,000	$72	68
26 Ann St	0.31mi	3/2.0	1,152 (-8%)	12mo	$19,900	$17	63
61 Aspen St	0.04mi	3/2.0	1,064 (-15%)	16mo	$39,900	$38	60
244 Walnut St	0.69mi	3/1.5	1,276 (+2%)	9mo	$190,000	$149	54
28 Oak Ave Lot 25	0.28mi	3/2.0	1,420 (+14%)	18mo	$312,990	$220	49
28 Oak Ave	0.28mi	3/2.0	1,420 (+14%)	18mo	$315,000	$222	49
309 N Third St	0.51mi	3/1.0	1,120 (-10%)	20mo	$200,000	$179	39

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $5,167
• Equity at exit: $11,183

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $26,843
• Equity at exit: $6,485

Cash invested: $21,000 (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 17844

• Home prices YoY: -18.4%
• Active inventory: 31
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $272

Break-even live

Break-even rent $656

Max offer price $74,999

Occupancy floor 68%

Sensitivity live

Price	-10% $324	-5% $298	+0% $272	+5% $246	+10% $220
Rent	-10% $193	-5% $232	+0% $272	+5% $311	+10% $351
Rate	-1.0pp $309	-0.5pp $291	base $272	+0.5pp $252	+1.0pp $232

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Chestnut St Unit 607 Mifflinburg, PA	2.0	1.0	1100	$1,000	$0.91	45d	1	0.83mi

Listing history 18 events

1. 2026-06-19
   days on market $74,999 Active 15 DOM
2. 2026-06-18
   days on market $74,999 Active 14 DOM
3. 2026-06-17
   days on market $74,999 Active 13 DOM
4. 2026-06-16
   days on market $74,999 Active 12 DOM
5. 2026-06-15
   days on market $74,999 Active 11 DOM
6. 2026-06-14
   days on market $74,999 Active 9 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   days on marketlisting id $74,999 Active 8 DOM
9. 2026-06-09
   days on market $74,999 Active 33 DOM

   Show marketing remark (1334 chars)

   Welcome to this beautifully updated 3-bedroom, 2-bathroom double wide mobile home nestled in Mifflinburg, PA. This move-in ready property has been thoughtfully refreshed throughout — featuring new carpet in all bedrooms, fresh vinyl flooring in the kitchen and living room, and updated kitchen countertops, with appliances and washer and dryer hook up included. Fresh paint throughout gives the home a clean, bright feel from the moment you enter with forced air heat and central air conditioning. The home has oil heat. Step outside and enjoy the large covered front deck — perfect for relaxing or entertaining. Two storage sheds are included and provide generous space for your tools. Also included are two large parking spaces for your vehicles. The porch has wheel chair ramp for added accessibility. This home is located in a quiet, friendly setting with mature trees. School system is Mifflinburg Elementary School (K-2), Mifflinburg Area Middle School (Grades 6-8), Mifflinburg Area Senior High School (Grades 9-12). Potential Buyer must apply to the North Hills Mobile Home Court to retain Lot. Monthly lot rental is $430 with no additional park fees. Whether you're a first-time buyer or simply looking for an affordable place to call home, this is a rare opportunity with flexible seller financing or available.

10. 2026-06-08
    days on market $74,999 Active 32 DOM
11. 2026-06-07
    days on market $74,999 Active 31 DOM
12. 2026-06-07
    days on market $74,999 Active 30 DOM
13. 2026-06-04
    days on market $74,999 Active 27 DOM
14. 2026-06-02
    days on market $74,999 Active 26 DOM
15. 2026-06-01
    days on market $74,999 Active 25 DOM
16. 2026-05-31
    days on market $74,999 Active 24 DOM
17. 2026-05-31
    days on market $74,999 Active 23 DOM
18. 2026-05-07
    listed $74,999 Active 1370-char remark

    Show marketing remark (1334 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom double wide mobile home nestled in Mifflinburg, PA. This move-in ready property has been thoughtfully refreshed throughout — featuring new carpet in all bedrooms, fresh vinyl flooring in the kitchen and living room, and updated kitchen countertops, with appliances and washer and dryer hook up included. Fresh paint throughout gives the home a clean, bright feel from the moment you enter with forced air heat and central air conditioning. The home has oil heat. Step outside and enjoy the large covered front deck — perfect for relaxing or entertaining. Two storage sheds are included and provide generous space for your tools. Also included are two large parking spaces for your vehicles. The porch has wheel chair ramp for added accessibility. This home is located in a quiet, friendly setting with mature trees. School system is Mifflinburg Elementary School (K-2), Mifflinburg Area Middle School (Grades 6-8), Mifflinburg Area Senior High School (Grades 9-12). Potential Buyer must apply to the North Hills Mobile Home Court to retain Lot. Monthly lot rental is $430 with no additional park fees. Whether you're a first-time buyer or simply looking for an affordable place to call home, this is a rare opportunity with flexible seller financing or available.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,182
• Taxable income: $2,197
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $2,733/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready 3-bedroom, 2-bathroom double wide mobile home has been thoughtfully refreshed with new carpet, vinyl flooring, and updated countertops. The large covered front deck and two storage sheds add to its appeal.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace worn deck boards — improves safety and appearance
• Both update kitchen countertops — modernizes space and adds value
• Both install new flooring in bathrooms — enhances aesthetics and value
• Both install new windows — increases natural light and value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace worn deck boards — improves safety and appearance ↑
• Both update kitchen countertops — modernizes space and adds value ↑
• Both install new flooring in bathrooms — enhances aesthetics and value ↑
• Both install new windows — increases natural light and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mifflinburg Area SD
• NCES district ID: 4226010
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $47,753
• Composite: 43.73/100
• National rank: #2949
• State rank: #163 of 539 in PA

Livability — Mifflinburg

• Score: 70/100
• State rank: #755
• US rank: #7547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mifflinburg, PA
• Population (ZIP): 10,374

Population outlook (Union County) Hauer SSP2

• Today (2025): 46,664 people
• By 2030: 47,704 · +2.2%
• By 2040: 48,798 · +4.6%
• By 2050: 49,048 · +5.1%
• By 2075: 47,491 · +1.8%
• By 2100: 41,817 · -10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 2% Polish 2% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 88% English-only · German/W. Germanic 10% Russian/Polish/Slavic 1%

Political lean MEDSL · Union

• 2024 margin: Strong R (+23.4) · D 37.8% · R 61.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.5pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+24.3 2016: R+25.7 2012: R+23.5 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.70%
• Current HPI: 189.7833
• 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

-6.7% since first listed

3 events — show timeline

• 2026-06-09 Sold (MLS) $70,000 BRIGHT MLS
• 2026-06-04 Listed $74,999 ForSaleByOwner.com
• 2026-05-07 Listed $74,999 BRIGHT MLS