274 W Railroad St · Brown, PA 17084

$124,500

3 bd · 1.0 ba · 1,454 sqft · Other public records · 56 Days on market

Built 1940 10,019 sqft lot $86/sqft · 33% below area Est $186k · 33% under ↓ 3% since listing

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of this traditional 3-bedroom home nestled in the heart of Lumber City. With 1,454 sq ft of living space, this residence boasts a warm and inviting atmosphere, perfect for creating lasting memories. Enjoy the convenience of main floor laundry and modern appliances, including a dishwasher, electric oven/range, and refrigerator. Step outside to a spacious 0.23-acre lot, complete with play equipment and a shed for extra storage. The wood burning stove can provide an inexpensive heat source in addition to the electric baseboard on the first floor. All appliances as seen are included. The aluminum siding adds durability while the varied flooring-carpet, ceramic tile, laminated

Key facts

• Varied flooring
• Modern appliances
• Main floor laundry

Tags

• MAIN FLOOR LAUNDRY
• MODERN APPLIANCES
• SPACIOUS LOT
• WOOD BURNING STOVE
• ALUMINUM SIDING
• VARIED FLOORING

Property features AI

Finance

• Other: Fee simple ownership; Ground rent paid annually; Lot approximately 54' x 185' (estimated); Below-grade area approximately 446 (estimated); above-grade finished area reported as 1,454 (assessor)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service; Electric hot water; Municipal trash service
• Home design: Detached single-family structure; Not in a federal flood zone; Estimated year built
• Construction: Aluminum siding; Stone foundation; Metal roof; Building not winterized; Partial, unfinished basement
• Exterior features: Play equipment; Satellite dish; Shed

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate; Wood
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric baseboard heat; Wood-burning stove; Window air conditioning units
• Interior features: Built-in shelving/cabinetry; Eat-in kitchen; Wood stove; Window treatments; Drywall walls and ceilings
• Laundry & utility: Washer and dryer located on the main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $124k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $119k (4.3% below list).
• Recommended offer: $119k (4.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 14 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 $861 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 56 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $119,143 (4.3% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 0.96% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $185,725
• List price: $124,500
• Delta: -32.97%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-10,462
• Equity at exit: $18,563

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $3,324
• Equity at exit: $10,764

Cash invested: $34,860 (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 17084

• Home prices YoY: -11.0%
• Active inventory: 14
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $153

Break-even live

Break-even rent $998

Max offer price $124,500

Occupancy floor 82%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $124,500 Active 56 DOM
2. 2026-06-17
   days on market $124,500 Active 55 DOM
3. 2026-06-16
   days on market $124,500 Active 54 DOM
4. 2026-06-15
   days on market $124,500 Active 53 DOM
5. 2026-06-13
   days on market $124,500 Active 51 DOM
6. 2026-06-12
   pricedays on market $124,500 Active 50 DOM
7. 2026-06-09
   days on market $128,900 Active 47 DOM
8. 2026-06-08
   days on market $128,900 Active 46 DOM
9. 2026-06-08
   days on market $128,900 Active 45 DOM
10. 2026-06-07
    days on market $128,900 Active 44 DOM
11. 2026-06-04
    days on market $128,900 Active 41 DOM
12. 2026-06-02
    days on market $128,900 Active 40 DOM
13. 2026-06-01
    days on market $128,900 Active 39 DOM
14. 2026-05-31
    days on market $128,900 Active 38 DOM
15. 2026-04-23
    listed $128,900 Active 968-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: $1,003 · $84/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$482/yr (+$40/mo · 48.1%)

ⓘ 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 ≥96°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: $14,297
• − Mortgage interest: −$6,974
• − Property taxes: −$1,003
• − Insurance: −$622
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,622
• Taxable loss: −$211
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,886/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 — Brown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lumber City, PA
• Population (ZIP): 4,665

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Polish 17% Iranian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · German/W. Germanic 17%

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: ▼ -24.02%
• Current HPI: 193.6302
• 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

-3.4% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $124,500 BRIGHT MLS
• 2026-04-23 Listed $128,900 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2026): $1,003 · +2.7% YoY. Source: county tax records.