6054 Cornelius Ln · Metal, PA 17224

$109,900

3 bd · 1.5 ba · 1,722 sqft · Other · 51 Days on market

Built 1955 4.14 ac lot ↓ 14% since listing

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ATTENTION INVESTORS! This property offers significant potential and includes over 4 acres of land, but it will require substantial work. Please use caution when previewing as the garage and rear porch structures may be unstable. Property is being sold by Administrator of the estate. Buyers are strongly encouraged to conduct their own due diligence and inspections prior to submitting an offer. The original portion of the home appears to have fairly good bones; however, the garage/sunroom addition possibly needs completely removed. Home was occupied up until October 2025. Must be a cash purchase ONLY as this will not qualify probably for any type of loan.

Key facts

• 4.14 acre lot
• Built 1955
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Fannett-Metal SD (rural): math 36% / reading 57% proficiency, ranked #448 of 658 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($760 loan paydown + $884 appreciation (0.8% local appreciation)).
• At projected returns (0.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.27% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.78×
• Total profit: $23,856
• Equity at exit: $36,404

10-year hold

• IRR: 19.0%
• Equity multiple: 3.26×
• Total profit: $69,581
• Equity at exit: $47,528

Cash invested: $30,772 (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 17224

• Home prices YoY: 0.5%
• Active inventory: 29
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $359

Break-even live

Break-even rent $939

Max offer price $109,900

Occupancy floor 69%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   price $119,900 662-char remark

   Show marketing remark (662 chars)

   ATTENTION INVESTORS! This property offers significant potential and includes over 4 acres of land, but it will require substantial work. Please use caution when previewing as the garage and rear porch structures may be unstable. Property is being sold by Administrator of the estate. Buyers are strongly encouraged to conduct their own due diligence and inspections prior to submitting an offer. The original portion of the home appears to have fairly good bones; however, the garage/sunroom addition possibly needs completely removed. Home was occupied up until October 2025. Must be a cash purchase ONLY as this will not qualify probably for any type of loan.

2. 2026-04-07
   listed $139,900 Active 662-char remark

   Show marketing remark (662 chars)

   ATTENTION INVESTORS! This property offers significant potential and includes over 4 acres of land, but it will require substantial work. Please use caution when previewing as the garage and rear porch structures may be unstable. Property is being sold by Administrator of the estate. Buyers are strongly encouraged to conduct their own due diligence and inspections prior to submitting an offer. The original portion of the home appears to have fairly good bones; however, the garage/sunroom addition possibly needs completely removed. Home was occupied up until October 2025. Must be a cash purchase ONLY as this will not qualify probably for any type of loan.

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $1,585 · $132/mo
• Expected delta: +$151/yr (+$13/mo · 10.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 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: $16,712
• − Mortgage interest: −$6,156
• − Property taxes: −$1,434
• − Insurance: −$550
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,197
• Taxable income: $2,701
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,655/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: Fannett-Metal SD
• NCES district ID: 4209660
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $46,373
• Composite: 41.65/100
• National rank: #7217
• State rank: #448 of 658 in PA

Livability — Metal

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

Census & demographics

• Population (ZIP): 1,731

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 157,827 people
• By 2030: 158,933 · +0.7%
• By 2040: 159,060 · +0.8%
• By 2050: 155,132 · -1.7%
• By 2075: 138,545 · -12.2%
• By 2100: 112,321 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 4% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+43.0) · D 28.1% · R 71.1%
• 2008→2024 swing: -10.4pp toward R · 2008: -32.6pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+43.1 2016: R+46.5 2012: R+38.5 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.80%
• Current HPI: 158.5314
• 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

-14.3% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $119,900 BRIGHT MLS
• 2026-04-07 Listed $139,900 BRIGHT MLS

Property tax history

+14.1%/yr

Latest (2026): $1,434 · +1.2% YoY. Source: county tax records.