50 S Mann Ave · Derry, PA 17099

$135,000

3 bd · 1.5 ba · 1,568 sqft · Other public records · 5 Days on market

Built 1900 6,750 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 1.5 bath 2 story on corner lot. Freshly renovated with many new finishes, paint, etc. You will love the open kitchen complete with island w/ CeasarStone top, stainless steel range & fan hood, and modern tile back splash. Convenient first floor laundry and half bath. Dining room features built-in corner cupboards and shelving/storage. Almost a complete rewiring of house was recently completed. Many new windows, newer roof and boiler(recently serviced). Second floor has all new flooring. Clean and fresh!

Key facts

• 6,750 sq ft lot
• Built 1900
• Listed 5 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service (standard utility—public)
• Home design: Detached property; Estimated year built
• Construction: Asphalt construction materials; Asphalt roof; Concrete perimeter foundation
• Exterior features: Corner lot; Not in a federal flood zone; Pets allowed on a case-by-case basis

Interior

• Bedrooms: 3 bedrooms on the upper level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (main level)
• Heating & cooling: Baseboard hot water heating; Oil-fired hot water
• Interior features: Dry wall walls and ceilings; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 12.2% vs local median 3.5% in Derry — 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 67/100 on livability (#952 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, 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: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 58 units permitted in Mifflin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($933 loan paydown + $6k appreciation (4.1% 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 (4.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $90k; list at $135k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 1.48% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.97%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 2.75×
• Total profit: $66,211
• Equity at exit: $69,059

10-year hold

• IRR: 28.9%
• Equity multiple: 5.43×
• Total profit: $167,530
• Equity at exit: $113,441

Cash invested: $37,800 (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 17099

• Home prices YoY: 1.7%
• Active inventory: 13
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $661

Break-even live

Break-even rent $1,164

Max offer price $135,000

Occupancy floor 62%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 4th Ave Burnham, PA	3.0	2.0	1960	$2,000	$1.02	43d	1	0.59mi

Listing history 6 events

1. 2026-06-18
   days on market $135,000 Active 5 DOM
2. 2026-06-17
   days on market $135,000 Active 4 DOM
3. 2026-06-16
   days on market $135,000 Active 3 DOM
4. 2026-06-15
   days on market $135,000 Active 2 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $135,000 Active 1 DOM

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $1,998 · $166/mo
• Expected delta: +$135/yr (+$11/mo · 7.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 17 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: $24,000
• − Mortgage interest: −$7,562
• − Property taxes: −$1,863
• − Insurance: −$675
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,927
• Taxable income: $6,133
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $6,455/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 — Derry

• Score: 67/100
• State rank: #952
• US rank: #10435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yeagertown, PA
• Population (ZIP): 1,122

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 5% Romanian 2% Iranian 2%

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: ▲ 4.08%
• Current HPI: 240.0488
• 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

+170.5% since first listed

12 events — show timeline

• 2026-06-13 Listed $135,000 BRIGHT MLS
• 2018-04-11 Sold (Public Records) $89,900 Public Records
• 2018-04-09 Sold (MLS) $89,900 BRIGHT MLS
• 2018-01-25 Listed $89,900 BRIGHT MLS
• 2017-11-14 Sold (Public Records) $26,500 Public Records
• 2017-11-13 Sold (MLS) $26,500 BRIGHT MLS
• 2017-09-20 Listed $34,900 BRIGHT MLS
• 2001-11-26 Sold (Public Records) $42,000 Public Records
• 2001-11-26 Sold (MLS) $42,000 BRIGHT MLS
• 2001-09-19 Listed $49,900 BRIGHT MLS
• 2000-08-18 Listing Removed — BRIGHT MLS
• 2000-08-18 Listed $49,900 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2026): $1,863 · +0.8% YoY. Source: county tax records.