62 & 64 Catherine St · Lewistown, PA 17044

$129,900

3 bd · 1.0 ba · 960 sqft · Other public records · 18 Days on market

Built 1935 2,613 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity or live in 1 side & collect rent from the other. #64 features a walk-in closet, central air & finished attic. Move-in condition. Both sides are currently tenant occupied. Tenants pay heat & electric. Large yard w/ off street parking. One side has a walk-up attic the other side has no attic. The deed references for both sides are 428-0849 & 2010-1331.

Key facts

• Remodeled
• Separate deeds
• Duplex

Tags

• DUPLEX
• SEPARATE DEEDS
• REMODELED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $39 ($468/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (17.4% below list).
• Recommended offer: $107k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.0% in Lewistown — 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 66/100 on livability (#1,057 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D+, 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: 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 $898 of loan paydown is wiped out by about $4k 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 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $25k; list at $130k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,297 (17.4% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-18,602
• Equity at exit: $19,369

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-13,153
• Equity at exit: $11,231

Cash invested: $36,372 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $39

Break-even live

Break-even rent $1,024

Max offer price $129,900

Occupancy floor 91%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-24
   status Pending
2. 2026-04-06
   listed $129,900 Active
3. 2024-01-04
   soldstatus $25,000 Closed
4. 2024-01-04
   soldstatus $24,000
5. 2023-12-18
   status Pending
6. 2023-09-18
   listed $32,000 Active
7. 2015-09-23
   soldstatus $18,100
8. 2015-09-22
   soldstatus $36,500 405-char remark

   Show marketing remark (405 chars)

   Great investment opportunity or live in 1 side & collect rent from the other. #64 features a walk-in closet, central air & finished attic. Move-in condition. Both sides are currently tenant occupied. Tenants pay heat & electric. Large yard w/ off street parking. One side has a walk-up attic the other side has no attic. The deed references for both sides are 428-0849 & 2010-1331.

9. 2015-09-22
   soldstatus $36,500

   Show marketing remark (405 chars)

   Great investment opportunity or live in 1 side & collect rent from the other. #64 features a walk-in closet, central air & finished attic. Move-in condition. Both sides are currently tenant occupied. Tenants pay heat & electric. Large yard w/ off street parking. One side has a walk-up attic the other side has no attic. The deed references for both sides are 428-0849 & 2010-1331.

10. 2015-05-01
    listed $39,900 405-char remark

    Show marketing remark (405 chars)

    Great investment opportunity or live in 1 side & collect rent from the other. #64 features a walk-in closet, central air & finished attic. Move-in condition. Both sides are currently tenant occupied. Tenants pay heat & electric. Large yard w/ off street parking. One side has a walk-up attic the other side has no attic. The deed references for both sides are 428-0849 & 2010-1331.

11. 2015-05-01
    listed $39,900

    Show marketing remark (405 chars)

    Great investment opportunity or live in 1 side & collect rent from the other. #64 features a walk-in closet, central air & finished attic. Move-in condition. Both sides are currently tenant occupied. Tenants pay heat & electric. Large yard w/ off street parking. One side has a walk-up attic the other side has no attic. The deed references for both sides are 428-0849 & 2010-1331.

12. 2010-04-06
    soldstatus $16,000
13. 1989-07-10
    soldstatus $20,500

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $1,466 · $122/mo
• Expected delta: +$587/yr (+$49/mo · 66.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 16 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: −$7,276
• − Property taxes: −$879
• − Insurance: −$650
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$3,779
• Taxable loss: −$1,769
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $893/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 — Lewistown

• Score: 66/100
• State rank: #1057
• US rank: #11920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewistown, PA
• 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

+533.7% since first listed

13 events — show timeline

• 2026-04-24 Pending — BRIGHT MLS
• 2026-04-06 Listed $129,900 BRIGHT MLS
• 2024-01-04 Sold (Public Records) $24,000 Public Records
• 2024-01-04 Sold (MLS) $25,000 BRIGHT MLS
• 2023-12-18 Pending — BRIGHT MLS
• 2023-09-18 Listed $32,000 BRIGHT MLS
• 2015-09-23 Sold (Public Records) $18,100 Public Records
• 2015-09-22 Sold (MLS) $36,500 BRIGHT MLS
• 2015-09-22 Sold (MLS) $36,500 BRIGHT MLS
• 2015-05-01 Listed $39,900 BRIGHT MLS
• 2015-05-01 Listed $39,900 BRIGHT MLS
• 2010-04-06 Sold (Public Records) $16,000 Public Records
• 1989-07-10 Sold (Public Records) $20,500 Public Records

Property tax history

+0.8%/yr

Latest (2026): $879 · +2.8% YoY. Source: county tax records.