203 S Main St · Yeagertown, PA 17099

$190,900

4 bd · 1.0 ba · 1,774 sqft · Other public records · 30 Days on market

Built 1950 8,276 sqft lot

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Appreciation +7.0/10.0
• 1% rule +5.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3 bedroom, 2 bath home conveniently located in Yeagertown offering a functional layout, valuable off-street parking and a beautiful creek view from the back yard. This property provides comfortable living space with plenty of potential for a buyer looking to make it their own or simply move right in and enjoy. Enjoy the convenience of being close to local amenities, schools, and shopping while still maintaining a neighborhood feel. Whether you’re searching for a primary residence, investment opportunity, this home offers a solid opportunity in a convenient location.

Key facts

• Creek view
• Convenient location
• Local amenities

Tags

• OFF-STREET PARKING
• CREEK VIEW
• CONVENIENT LOCATION
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: On-street parking available; Off-street parking available
• Utilities: Public water; Public sewer; Electric service available; Oil used for heating and hot water
• Home design: Detached structure; Above-grade finished area reported by assessor
• Construction: Vinyl and aluminum siding; Stone foundation; Above-grade and below-grade structures
• Exterior features: Has water view

Interior

• Bedrooms: Three bedrooms on the first upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms total (one on main level, one on first upper level)
• Heating & cooling: Hot water and wall unit heating; Heating fuel: oil and electric; Ductless/mini-split cooling (electric); Hot water supplied by oil
• Interior features: Finished living area reported by assessor; Basement is poured concrete and unfinished

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $191k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $191k).
• Recommended offer: $188k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,254 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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: 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 $9k of equity ($1k loan paydown + $8k 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 $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,036 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 1.05% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 8.0

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: 17.2%
• Equity multiple: 2.04×
• Total profit: $55,460
• Equity at exit: $97,654

10-year hold

• IRR: 17.9%
• Equity multiple: 3.89×
• Total profit: $154,389
• Equity at exit: $160,415

Cash invested: $53,452 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,001
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $336

Break-even live

Break-even rent $1,575

Max offer price $190,900

Occupancy floor 78%

Sensitivity live

Price	-10% $444	-5% $390	+0% $336	+5% $282	+10% $227
Rent	-10% $178	-5% $257	+0% $336	+5% $415	+10% $494
Rate	-1.0pp $432	-0.5pp $384	base $336	+0.5pp $286	+1.0pp $236

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: $47,725
• Closing costs: $5,727
• 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	45d	1	0.48mi

Listing history 17 events

1. 2026-06-21
   days on market $190,900 Active 30 DOM
2. 2026-06-21
   pricedays on market $190,900 Active 29 DOM
3. 2026-06-18
   days on market $197,900 Active 27 DOM
4. 2026-06-17
   days on market $197,900 Active 26 DOM
5. 2026-06-16
   days on market $197,900 Active 25 DOM
6. 2026-06-15
   days on market $197,900 Active 24 DOM
7. 2026-06-13
   days on market $197,900 Active 22 DOM
8. 2026-06-12
   days on market $197,900 Active 21 DOM
9. 2026-06-09
   days on market $197,900 Active 18 DOM
10. 2026-06-08
    days on market $197,900 Active 17 DOM
11. 2026-06-08
    days on market $197,900 Active 16 DOM
12. 2026-06-07
    days on market $197,900 Active 15 DOM
13. 2026-06-04
    days on market $197,900 Active 12 DOM
14. 2026-06-02
    days on market $197,900 Active 11 DOM
15. 2026-06-01
    days on market $197,900 Active 10 DOM
16. 2026-05-31
    days on market $197,900 Active 9 DOM
17. 2026-05-22
    listed $197,900 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: $1,966 · $164/mo
• Projected year-2 tax: $2,491 · $208/mo
• Expected delta: +$525/yr (+$44/mo · 26.7%)

ⓘ 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 2/10 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: $24,000
• − Mortgage interest: −$10,693
• − Property taxes: −$1,966
• − Insurance: −$954
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,553
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $3,788/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 — Yeagertown

• Score: 63/100
• State rank: #1254
• US rank: #15064

Category grades

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

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

1 event — show timeline

• 2026-05-22 Listed $197,900 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2026): $1,966 · +0.8% YoY. Source: county tax records.