516 Highland Ave · Burnham, PA 17009

$140,000

3 bd · 1.0 ba · 1,457 sqft · Other public records · 53 Days on market

Built 1930 0.49 ac lot $96/sqft · 20% below area Est $175k · 20% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.2/10.0
• 1% rule +8.3/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step inside this new Burnham listing! Many possibilities are available with this 2-3 bedroom home. First floor features a living, dining, kitchen, remodeled full bath and a flex addition. Make it a bedroom, office or family room! Second floor features 2-3 bedrooms. Make one a bedroom with a walk-in closet, nursery, play room, the options are endless! Outside you will get a breath of fresh air as the rear yard boasts room for kids or pets. Off street parking recently added.

Key facts

• 0.49 acre lot
• 2 parking spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#634 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; 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: 14 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 $13k of equity ($968 loan paydown + $12k appreciation (8.3% 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 (8.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 53 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $65k; list at $140k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
5. 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.
6. 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.
7. 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: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $175,024
• List price: $140,000
• Delta: -20.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

8.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 3.46×
• Total profit: $96,288
• Equity at exit: $109,313

10-year hold

• IRR: 30.1%
• Equity multiple: 7.45×
• Total profit: $252,883
• Equity at exit: $219,863

Cash invested: $39,200 (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 17009

• Home prices YoY: 3.5%
• Active inventory: 14
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $563

Break-even live

Break-even rent $1,154

Max offer price $140,000

Occupancy floor 65%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $140,000 Active 53 DOM
2. 2026-06-17
   days on market $140,000 Active 52 DOM
3. 2026-06-16
   days on market $140,000 Active 51 DOM
4. 2026-06-15
   days on market $140,000 Active 50 DOM
5. 2026-06-13
   days on market $140,000 Active 48 DOM
6. 2026-06-12
   days on market $140,000 Active 47 DOM
7. 2026-06-09
   days on market $140,000 Active 44 DOM
8. 2026-06-08
   days on market $140,000 Active 43 DOM
9. 2026-06-08
   days on market $140,000 Active 42 DOM
10. 2026-06-07
    days on market $140,000 Active 41 DOM
11. 2026-06-04
    days on market $140,000 Active 38 DOM
12. 2026-06-02
    days on market $140,000 Active 37 DOM
13. 2026-06-01
    days on market $140,000 Active 36 DOM
14. 2026-05-31
    days on market $140,000 Active 35 DOM
15. 2026-05-06
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Step inside this new Burnham listing! Many possibilities are available with this 2-3 bedroom home. First floor features a living, dining, kitchen, remodeled full bath and a flex addition. Make it a bedroom, office or family room! Second floor features 2-3 bedrooms. Make one a bedroom with a walk-in closet, nursery, play room, the options are endless! Outside you will get a breath of fresh air as the rear yard boasts room for kids or pets. Off street parking recently added.

16. 2026-04-10
    listed $144,900 Active 477-char remark

    Show marketing remark (477 chars)

    Step inside this new Burnham listing! Many possibilities are available with this 2-3 bedroom home. First floor features a living, dining, kitchen, remodeled full bath and a flex addition. Make it a bedroom, office or family room! Second floor features 2-3 bedrooms. Make one a bedroom with a walk-in closet, nursery, play room, the options are endless! Outside you will get a breath of fresh air as the rear yard boasts room for kids or pets. Off street parking recently added.

17. 2019-06-12
    soldstatus $64,900
18. 2019-06-07
    soldstatus $64,900 83-char remark

    Show marketing remark (83 chars)

    Cozy 2 story, 3-4 bedroom home. First floor master bedroom and large living spaces.

19. 2018-03-06
    listed $64,900 83-char remark

    Show marketing remark (83 chars)

    Cozy 2 story, 3-4 bedroom home. First floor master bedroom and large living spaces.

20. 2018-03-06
    listed $72,900

    Show marketing remark (83 chars)

    Cozy 2 story, 3-4 bedroom home. First floor master bedroom and large living spaces.

21. 2017-07-17
    soldstatus $28,000
22. 2014-05-30
    historical
23. 2014-05-30
    listed $84,900
24. 2008-11-03
    soldstatus $28,000
25. 2008-06-23
    historical
26. 2008-06-23
    listed $37,900

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$391/yr (+$33/mo · 27.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,398
• − Mortgage interest: −$7,842
• − Property taxes: −$1,430
• − Insurance: −$700
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$4,073
• Taxable income: $4,769
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $5,609/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 — Burnham

• Score: 72/100
• State rank: #634
• US rank: #6172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burnham, PA
• City population: 2,804
• Population (ZIP): 1,682

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 0% · Canada

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: ▲ 8.31%
• Current HPI: 249.4239
• 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

+282.3% since first listed

12 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-10 Listed $144,900 BRIGHT MLS
• 2019-06-12 Sold (Public Records) $64,900 Public Records
• 2019-06-07 Sold (MLS) $64,900 BRIGHT MLS
• 2018-03-06 Listed $72,900 BRIGHT MLS
• 2018-03-06 Listed $64,900 BRIGHT MLS
• 2017-07-17 Sold (Public Records) $28,000 Public Records
• 2014-05-30 Listed $84,900 BRIGHT MLS
• 2014-05-30 Listing Removed — BRIGHT MLS
• 2008-11-03 Sold (Public Records) $28,000 Public Records
• 2008-06-23 Listed $37,900 BRIGHT MLS
• 2008-06-23 Listing Removed — BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2026): $1,430 · +0.0% YoY. Source: county tax records.