47 W Main St · Millville, PA 17846

$480,000

5 bd · 3.5 ba · 8,407 sqft · MultiFamily · 29 Days on market

Built 1904 Fair condition 9,147 sqft lot

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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 +22.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

GREAT INVESTMENT PROPERTY, This historically majestic building is looking for a new owner after having the same owner for 60 years. The first floor is currently rented as an insurance office, the second floor consists of a 2 spacious one bedroom apartments. The third floor was owner's home with three bedrooms/1 bathroom. Each apartment has an enclosed porch to the rear with front and back door entrances. All levels of this property have been meticulously maintained. A one car attached garage and off-street parking is available for tenants. Propane Generator powers basement, first and third floors. Contact Renee Sewall today for your private tour.

Key facts

• Commercial tenant
• Centrally located
• Mixed-use building

Tags

• MIXED-USE BUILDING
• COMMERCIAL TENANT
• RESIDENTIAL APARTMENTS
• ESTABLISHED COMMERCIAL SPACE
• ADDITIONAL RENTED GARAGE AREA
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Approximately 8,407 above-grade finished area; Total building area reported as 8,680; Lot approximately 0.21 acres (9,443 sq ft)

Exterior

• Parking: Attached garage (1 garage space); Total of 10 parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property; Multi-family / multi-unit; Entry level information not specified
• Construction: Built with vinyl siding, brick, block and frame; Foundation details not listed
• Exterior features: Metal and shingle roof; Village Center zoning

Interior

• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Heating available
• Interior features: Basement with exterior entry, block construction, unfinished

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath multifamily listed at $480k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $480k).
• Recommended offer: $473k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,232 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Millville Area SD (rural): math 32% / reading 62% proficiency, ranked #243 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $134k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $320k; list at $480k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $472,800 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1904 — 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.33×
• Total profit: $313,075
• Equity at exit: $432,422

10-year hold

• IRR: 25.6%
• Equity multiple: 7.56×
• Total profit: $881,553
• Equity at exit: $932,534

Cash invested: $134,400 (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 17846

• Active inventory: 7
• Price-to-rent: 40.3×

Monthly cashflow live

• Estimated rent: $5,224 medium
• Mortgage (P&I): −$2,517
• Tax est. 1.5%: −$600 /mo · $7,200/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,097
• Net cashflow: $810

Break-even live

Break-even rent $4,199

Max offer price $480,000

Occupancy floor 80%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,968
1× unit	3	1	$1,254
Total (5 units)			$5,224

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $480,000 Active 29 DOM
2. 2026-06-18
   days on market $480,000 Active 28 DOM
3. 2026-06-17
   days on market $480,000 Active 27 DOM
4. 2026-06-16
   days on market $480,000 Active 26 DOM
5. 2026-06-15
   days on market $480,000 Active 25 DOM
6. 2026-06-14
   days on market $480,000 Active 23 DOM
7. 2026-06-12
   days on market $480,000 Active 22 DOM
8. 2026-06-09
   days on market $480,000 Active 19 DOM
9. 2026-06-08
   days on market $480,000 Active 18 DOM
10. 2026-06-07
    days on market $480,000 Active 17 DOM
11. 2026-06-05
    days on market $480,000 Active 14 DOM
12. 2026-06-02
    days on market $480,000 Active 12 DOM
13. 2026-06-01
    days on market $480,000 Active 11 DOM
14. 2026-05-31
    days on market $480,000 Active 10 DOM
15. 2026-05-30
    days on market $480,000 Active 9 DOM
16. 2026-05-18
    listed $480,000 Active
17. 2021-11-15
    soldstatus $320,000 655-char remark

    Show marketing remark (655 chars)

    GREAT INVESTMENT PROPERTY, This historically majestic building is looking for a new owner after having the same owner for 60 years. The first floor is currently rented as an insurance office, the second floor consists of a 2 spacious one bedroom apartments. The third floor was owner's home with three bedrooms/1 bathroom. Each apartment has an enclosed porch to the rear with front and back door entrances. All levels of this property have been meticulously maintained. A one car attached garage and off-street parking is available for tenants. Propane Generator powers basement, first and third floors. Contact Renee Sewall today for your private tour.

18. 2021-09-02
    listed $340,000 655-char remark

    Show marketing remark (655 chars)

    GREAT INVESTMENT PROPERTY, This historically majestic building is looking for a new owner after having the same owner for 60 years. The first floor is currently rented as an insurance office, the second floor consists of a 2 spacious one bedroom apartments. The third floor was owner's home with three bedrooms/1 bathroom. Each apartment has an enclosed porch to the rear with front and back door entrances. All levels of this property have been meticulously maintained. A one car attached garage and off-street parking is available for tenants. Propane Generator powers basement, first and third floors. Contact Renee Sewall today for your private tour.

ⓘ 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: $62,688
• − Mortgage interest: −$26,887
• − Property taxes: −$7,200
• − Insurance: −$2,400
• − Repairs & maintenance: −$5,015
• − Management: −$5,015
• − Depreciation: −$13,964
• Taxable income: $2,207
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $9,188/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

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to its kitchen, bathrooms, flooring, and paint to increase its value for resale and rental.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major flooring — worn-out and in poor condition
• Major paint — dated and in poor condition

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value
• Both flooring replacement — replacing the flooring would increase both resale and rental value
• Both painting — painting the interior would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
flooring · worn-out and in poor condition	Major	$15,000–50,000
paint · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value ↑
• Both flooring replacement — replacing the flooring would increase both resale and rental value ↑
• Both painting — painting the interior would increase both resale and rental 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: Millville Area SD
• NCES district ID: 4215450
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $47,703
• Composite: 39.96/100
• National rank: #3839
• State rank: #243 of 539 in PA

Livability — Millville

• Score: 64/100
• State rank: #1232
• US rank: #14726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millville, PA
• Population (ZIP): 3,796

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 2%
• Common ancestry: Romanian 3% Iranian 2% Polish 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Other Indo-European 1% German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.71%
• Current HPI: 215.26
• 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

+41.2% since first listed

3 events — show timeline

• 2026-05-18 Listed $480,000 CSVBR
• 2021-11-15 Sold (MLS) $320,000 CSVBR
• 2021-09-02 Listed $340,000 CSVBR