6 N Water St · McVeytown, PA 17051

$99,900

2 bd · 1.0 ba · 976 sqft · Manufactured public records · 16 Days on market

Built 1968 0.47 ac 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 +16.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy the River Views! Mobile Home with addition sporting 2 Bedrooms, 1 Full Bath, Kitchen, Livingroom, and Laundry/Utility room on 1st floor. Basement area with electric and multiple use; Craft Room, Workshop, and storage. Property includes 2 lots bordering the river with many options; kayaking, swimming, fishing and enjoy the river views! Home is flood zone x. It sets up on a higher area and slopes to the river. Great place for summer fun!!

Key facts

• Craft room
• 2 lots
• Flood zone x

Tags

• RIVER VIEWS
• CRAFT ROOM
• WORKSHOP
• 2 LOTS
• FLOOD ZONE X
• HIGHER AREA

Property features AI

Finance

• Other: Fee simple ownership; Property condition: Average; Basement: Partial, unfinished with drain, outside/rear entrance, walkout level with windows

Exterior

• Parking: Dirt driveway; Driveway parking (2 spaces); Off-street parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Sewer available; Water available; 100 amp electric service; Internet service: Other
• Home design: Detached property; 1 story; Entry level: 1; Main entrance faces west; River location / water-oriented
• Construction: Built (year per assessor); Construction: Block, Metal siding, Mixed materials, T-1-11; Block foundation (permanent); Metal roof; Building not winterized
• Exterior features: Porch(es); Play area; Front yard; Fishing available; Water view (Juniata River); Rented lot

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Oil-fired heating; Electric hot water
• Interior features: Tub with shower; Ceiling fan(s); Combination kitchen/dining; Floor plan: traditional; Eat-in kitchen; Entry-level bedroom
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $59 ($714/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 $89k (10.5% below list).
• Recommended offer: $89k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#1,346 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, 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: 7 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 ($691 loan paydown + $7k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,429 (10.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 0.90% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.31×
• Total profit: $36,746
• Equity at exit: $67,193

10-year hold

• IRR: 18.2%
• Equity multiple: 4.72×
• Total profit: $104,180
• Equity at exit: $125,833

Cash invested: $27,972 (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 17051

• Home prices YoY: 3.1%
• Active inventory: 7
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$81 /mo · $978/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $59

Break-even live

Break-even rent $819

Max offer price $99,900

Occupancy floor 88%

Sensitivity live

Price	-10% $116	-5% $88	+0% $59	+5% $31	+10% $3
Rent	-10% $-11	-5% $24	+0% $59	+5% $95	+10% $130
Rate	-1.0pp $110	-0.5pp $85	base $59	+0.5pp $34	+1.0pp $7

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-15
   listed $99,900 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: $978 · $81/mo
• Projected year-2 tax: $1,278 · $107/mo
• Expected delta: +$300/yr (+$25/mo · 30.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,731
• − Mortgage interest: −$5,596
• − Property taxes: −$978
• − Insurance: −$500
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$2,906
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $945/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 — McVeytown

• Score: 62/100
• State rank: #1346
• US rank: #16690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McVeytown, PA
• Population (ZIP): 4,402

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Polish 7% Iranian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 5% Spanish 1% Russian/Polish/Slavic 1%

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: ▲ 6.69%
• Current HPI: 223.881
• 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

2 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-15 Listed $99,900 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $978 · +0.0% YoY. Source: county tax records.