207 S Main St · Derry, PA 17099

$139,900

3 bd · 1.5 ba · 1,624 sqft · Other public records · 19 Days on market

Built 1940 6,098 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 +9.3/10.0
• 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

Classic craftsmanship, generous living space, and room to build equity come together at this 3-bedroom, 1.5-bath home in the heart of Yeagertown. Conveniently located just minutes from Lewistown, approximately 30 minutes from State College and Penn State, and about an hour from Harrisburg, this property offers an affordable opportunity for buyers seeking character, space, and long-term potential. Inside, you’ll find many of the features that make older homes so desirable, including beautifully preserved natural woodwork, original pine trim, classic banisters, solid wood doors, and built-in cabinetry that showcase the quality of a bygone era. The main level offers spacious living and g

Key facts

• 6,098 sq ft lot
• Parking
• Built 1940

Property features AI

Exterior

• Parking: Driveway parking (1 space); One total garage/parking space
• Utilities: Public water; Public sewer; Cable internet available
• Home design: Detached property; Finished above-grade living area reported; Below-grade finished and unfinished area present
• Construction: Vinyl siding; Shingle roof; Block foundation; Built year reported by assessor
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water heating (oil-fired); Ceiling fans; Window air-conditioning units; 60+ gallon hot water tank
• Interior features: Open floor plan; Family room adjacent to the kitchen; 9'+ ceilings; Plaster walls; One fireplace with mantel

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 $7k of equity ($967 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.43% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.68%
• DSCR: 1.83
• GRM: 5.8

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: 27.3%
• Equity multiple: 2.63×
• Total profit: $63,854
• Equity at exit: $71,565

10-year hold

• IRR: 26.9%
• Equity multiple: 5.17×
• Total profit: $163,362
• Equity at exit: $117,559

Cash invested: $39,172 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $610

Break-even live

Break-even rent $1,228

Max offer price $139,900

Occupancy floor 65%

Sensitivity live

Price	-10% $689	-5% $649	+0% $610	+5% $570	+10% $530
Rent	-10% $452	-5% $531	+0% $610	+5% $689	+10% $768
Rate	-1.0pp $680	-0.5pp $645	base $610	+0.5pp $573	+1.0pp $537

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: $34,975
• Closing costs: $4,197
• 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	44d	1	0.42mi

Listing history 14 events

1. 2026-06-21
   days on market $139,900 Active 19 DOM
2. 2026-06-18
   days on market $139,900 Active 17 DOM
3. 2026-06-17
   days on market $139,900 Active 16 DOM
4. 2026-06-16
   days on market $139,900 Active 15 DOM
5. 2026-06-15
   days on market $139,900 Active 14 DOM
6. 2026-06-13
   days on market $139,900 Active 12 DOM
7. 2026-06-12
   days on market $139,900 Active 11 DOM
8. 2026-06-09
   days on market $139,900 Active 8 DOM
9. 2026-06-08
   days on market $139,900 Active 7 DOM
10. 2026-06-08
    days on market $139,900 Active 6 DOM
11. 2026-06-07
    days on market $139,900 Active 5 DOM
12. 2026-06-04
    days on market $139,900 Active 2 DOM
13. 2026-06-03
    remarks 693-char remark
14. 2026-06-03
    listed $139,900 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: $2,141 · $178/mo
• Projected year-2 tax: $2,176 · $181/mo
• Expected delta: +$35/yr (+$3/mo · 1.6%)

ⓘ 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 8 d/yr ≥98°F today · 18 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: −$7,837
• − Property taxes: −$2,141
• − Insurance: −$700
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,070
• Taxable income: $5,413
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $6,017/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

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $139,900 BRIGHT MLS
• 2026-06-01 Coming Soon $139,900 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2026): $2,141 · +0.8% YoY. Source: county tax records.