207 Clover Ave · Derry, PA 17099

$140,000

4 bd · 1.0 ba · 867 sqft · Other public records · 19 Days on market

Built 1950 0.26 ac lot $161/sqft · 29% above area Est $148k · 5% under

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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).

• ARV discount +9.8/15.0
• Cash flow +8.6/30.0
• 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
• DSCR +2.4/10.0
• 1% rule +2.2/10.0

Listing remarks

Welcome home to this spacious 2-story property featuring 4 bedrooms, including 2 conveniently located on the main floor, perfect for flexible living arrangements, guests, or a home office. Enjoy the ease of main-floor laundry and comfortable everyday living. Relax on the inviting covered front porch or take advantage of the attached 8' x 12' shed for extra storage and organization. Ideally located close to town, you’ll have quick access to shopping, restaurants, banks, the hospital, and more — everything you need just minutes away. Commuters will appreciate the easy access to Route 322 and the short 20-minute drive to State College. Don’t miss this opportunity to own a wel

Key facts

• Covered front porch
• Close to town
• Attached shed

Tags

• COVERED FRONT PORCH
• ATTACHED SHED
• EASY ACCESS TO ROUTE 322
• CLOSE TO TOWN

Property features AI

Finance

• Other: Fee simple ownership; Property condition reported as good; Not in a federal flood zone; No horses allowed; Pets allowed (cats and dogs OK)

Exterior

• Parking: Two driveway spaces; Off-street parking; Private asphalt driveway; Two total garage/parking spaces
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Detached property; Main entrance faces west; Partial below-grade area with walkout stairs
• Construction: Vinyl siding; Shingle roof; Block foundation; Building not winterized; Year built (assessor source)
• Exterior features: Porch(es); Outbuilding(s); Shed; Open, cleared and level yard; Rear yard

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Oil-fired heating; 100 amp electrical service; Propane hot water
• Interior features: Attic; Tub with shower; Ceiling fan(s); Combination kitchen and dining area; Eat-in kitchen; Block walls
• Laundry & utility: Main-floor laundry with front-loading washer and dryer; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (28.4% below list).
• Recommended offer: $100k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.4% 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.
• Zoned schools: Indian Valley El Sch (math 47% / reading 62%, grade C, #504 of 1,518 statewide, top 37%, 368 students, 55% FRL); Mifflin Co Ms (math 16% / reading 51%, grade F, #342 of 512 statewide, top 67%, 689 students, 59% FRL); Mifflin Co Hs (math 76% / reading 24%, grade D+, #133 of 437 statewide, top 30%, 1,086 students, 34% FRL).
• Market conditions: 13 active listings in the ZIP; 58 units permitted in Mifflin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($968 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.
• By year 6, paydown + projected appreciation supports a ~$36k 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.
• 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,176 (28.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 11.6

CMA / ARV

• ARV (median comp): $147,674
• List price: $140,000
• Delta: -5.20%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.44×
• Total profit: $17,361
• Equity at exit: $71,616

10-year hold

• IRR: 9.5%
• Equity multiple: 2.60×
• Total profit: $62,884
• Equity at exit: $117,643

Cash invested: $39,200 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-120

Break-even live

Break-even rent $1,153

Max offer price $118,835

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-80	+0% $-120	+5% $-159	+10% $-199
Rent	-10% $-199	-5% $-159	+0% $-120	+5% $-80	+10% $-41
Rate	-1.0pp $-49	-0.5pp $-84	base $-120	+0.5pp $-156	+1.0pp $-193

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-17
   status $140,000 Pending 19 DOM
2. 2026-06-16
   days on market $140,000 Active 19 DOM
3. 2026-06-15
   days on market $140,000 Active 18 DOM
4. 2026-06-13
   days on market $140,000 Active 16 DOM
5. 2026-06-12
   days on market $140,000 Active 15 DOM
6. 2026-06-09
   days on market $140,000 Active 12 DOM
7. 2026-06-08
   days on market $140,000 Active 11 DOM
8. 2026-06-08
   days on market $140,000 Active 10 DOM
9. 2026-06-07
   days on market $140,000 Active 9 DOM
10. 2026-06-04
    status $140,000 Active 6 DOM
11. 2026-05-15
    listed $140,000 Active 749-char remark

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,818 · $152/mo
• Expected delta: +$394/yr (+$33/mo · 27.7%)

ⓘ 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 1/10 Low
• 🌡 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: $12,021
• − Mortgage interest: −$7,842
• − Property taxes: −$1,424
• − Insurance: −$700
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$4,073
• Taxable loss: −$3,941
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $-492/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

4 events — show timeline

• 2026-06-16 Pending — BRIGHT MLS
• 2026-06-03 Relisted — BRIGHT MLS
• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-15 Listed $140,000 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2026): $1,424 · +0.8% YoY. Source: county tax records.