421 E Freedom Ave · Burnham, PA 17009

$125,000

3 bd · 1.0 ba · 999 sqft · Other public records · 11 Days on market

Built 1950 5,662 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 +9.5/10.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready, with original hardwood floors & a big bright kitchen. All one level living if needed with a bedroom and full bath on the first floor, additional 2 bedrooms and large closet with open space on 2nd floor. Open basement which has a walk out to the fenced in back yard. Parking space off Freedom ave or park at rear of home. Great space at a great price!

Key facts

• Big bright kitchen
• Parking space
• Fenced in back yard

Tags

• ORIGINAL HARDWOOD FLOORS
• BIG BRIGHT KITCHEN
• ONE LEVEL LIVING
• FENCED IN BACK YARD
• PARKING SPACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached property; Above-grade finished living area (estimated)
• Construction: Vinyl siding; Block foundation; Shingle roof
• Exterior features: Not in a federal flood zone; No tidal water on the lot

Interior

• Bedrooms: One bedroom on the main level; Two bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: 90% forced air heating; Window air conditioning units (electric)
• Interior features: Estimated living area; Unfinished partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 72/100 on livability (#634 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; 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: 14 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 $11k of equity ($864 loan paydown + $10k appreciation (8.3% 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 (8.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago 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.
• Current owner paid $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1950 — 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: 1.45% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 3.64×
• Total profit: $92,534
• Equity at exit: $97,601

10-year hold

• IRR: 32.7%
• Equity multiple: 7.86×
• Total profit: $239,982
• Equity at exit: $196,306

Cash invested: $35,000 (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 17009

• Home prices YoY: 3.5%
• Active inventory: 14
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $605

Break-even live

Break-even rent $1,047

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $676	-5% $641	+0% $605	+5% $570	+10% $535
Rent	-10% $462	-5% $534	+0% $605	+5% $677	+10% $749
Rate	-1.0pp $668	-0.5pp $637	base $605	+0.5pp $573	+1.0pp $540

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $125,000 Active 11 DOM
2. 2026-06-18
   days on market $125,000 Active 9 DOM
3. 2026-06-17
   days on market $125,000 Active 8 DOM
4. 2026-06-16
   days on market $125,000 Active 7 DOM
5. 2026-06-15
   days on market $125,000 Active 6 DOM
6. 2026-06-13
   days on market $125,000 Active 4 DOM
7. 2026-06-12
   days on market $125,000 Active 3 DOM
8. 2026-06-09
   remarks 367-char remark
9. 2026-06-09
   listed $125,000 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: $1,433 · $119/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$271/yr (+$23/mo · 18.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,759
• − Mortgage interest: −$7,002
• − Property taxes: −$1,433
• − Insurance: −$625
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$3,636
• Taxable income: $5,581
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $5,926/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 — Burnham

• Score: 72/100
• State rank: #634
• US rank: #6172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burnham, PA
• City population: 2,804
• Population (ZIP): 1,682

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 0% · Canada

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: ▲ 8.31%
• Current HPI: 249.4239
• 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

+220.5% since first listed

9 events — show timeline

• 2026-06-09 Listed $125,000 BRIGHT MLS
• 2021-10-22 Sold (Public Records) $75,000 Public Records
• 2021-10-15 Sold (MLS) $75,000 BRIGHT MLS
• 2021-09-15 Sold (MLS) $75,000 BRIGHT MLS
• 2021-07-07 Listed $75,000 BRIGHT MLS
• 2021-07-06 Listed $75,000 BRIGHT MLS
• 2009-06-08 Sold (Public Records) $36,000 Public Records
• 2009-06-03 Sold (MLS) $36,000 BRIGHT MLS
• 2008-10-10 Listed $39,000 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2026): $1,433 · +0.0% YoY. Source: county tax records.