9487 Us Highway 522 S · Granville, PA 17044

$99,900

3 bd · 1.0 ba · 929 sqft · Other public records · 112 Days on market

Built 1936 0.79 ac lot $108/sqft · 42% above area ↓ 23% since listing

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.7/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity! Two separate homes on one property. Both homes have newer hard wood floors throughout first level. Roof and windows replaced on both houses in 2012. Mountain views in a quiet area, yet close to restaurants and stores.

Key facts

• Mountain views
• 0.79 acre lot
• Built 1936

Tags

• NEWER HARD WOOD FLOORS
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,537 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, schools F, amenities 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: 73 active listings in the ZIP; 58 units permitted in Mifflin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mifflin County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($91k) 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.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1936 — 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. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (median comp): $55,687
• List price: $99,900
• Delta: 79.40%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-10,188
• Equity at exit: $14,895

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-993
• Equity at exit: $8,638

Cash invested: $27,972 (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 17044

• Home prices YoY: -6.7%
• Active inventory: 73
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$189 /mo · $2,266/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $93

Break-even live

Break-even rent $955

Max offer price $99,900

Occupancy floor 86%

Sensitivity live

Price	-10% $150	-5% $122	+0% $93	+5% $65	+10% $37
Rent	-10% $9	-5% $51	+0% $93	+5% $136	+10% $178
Rate	-1.0pp $144	-0.5pp $119	base $93	+0.5pp $67	+1.0pp $41

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-04
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Investment opportunity! Two separate homes on one property. Both homes have newer hard wood floors throughout first level. Roof and windows replaced on both houses in 2012. Mountain views in a quiet area, yet close to restaurants and stores.

2. 2026-03-18
   price $99,900 241-char remark

   Show marketing remark (241 chars)

   Investment opportunity! Two separate homes on one property. Both homes have newer hard wood floors throughout first level. Roof and windows replaced on both houses in 2012. Mountain views in a quiet area, yet close to restaurants and stores.

3. 2026-01-12
   listed $105,000 Active 241-char remark

   Show marketing remark (241 chars)

   Investment opportunity! Two separate homes on one property. Both homes have newer hard wood floors throughout first level. Roof and windows replaced on both houses in 2012. Mountain views in a quiet area, yet close to restaurants and stores.

4. 2025-08-20
   historical
5. 2025-06-23
   price $115,000
6. 2025-04-09
   price $117,000
7. 2025-03-24
   price $120,000
8. 2025-03-04
   price $125,000
9. 2025-02-17
   listed $130,000 Active

ⓘ 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: $2,266 · $189/mo
• Projected year-2 tax: $2,266 · $189/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,876
• − Mortgage interest: −$5,596
• − Property taxes: −$2,266
• − Insurance: −$500
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,906
• Taxable loss: −$452
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $1,228/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 — Granville

• Score: 59/100
• State rank: #1537
• US rank: #20227

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

• City population: 254
• Population (ZIP): 20,526

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Polish 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▼ -15.27%
• Current HPI: 214.2729
• 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

-23.2% since first listed

9 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-03-18 Price Changed $99,900 BRIGHT MLS
• 2026-01-12 Listed $105,000 BRIGHT MLS
• 2025-08-20 Listing Removed — BRIGHT MLS
• 2025-06-23 Price Changed $115,000 BRIGHT MLS
• 2025-04-09 Price Changed $117,000 BRIGHT MLS
• 2025-03-24 Price Changed $120,000 BRIGHT MLS
• 2025-03-04 Price Changed $125,000 BRIGHT MLS
• 2025-02-17 Listed $130,000 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2026): $2,266 · +0.0% YoY. Source: county tax records.