21 E Main St · Newville, PA 17241

$85,000

3 bd · 1.5 ba · 2,464 sqft · Townhouse public records · 8 Days on market

Built 1900 6,534 sqft lot $34/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Great Opportunity! Own for less than your rent, 4 Bdrms, 1.5 baths- with 5 fireplaces and wood floors. Updated kitchen with room for family dinners, spacious, light filled rooms, a lot of original wood work and trim. Wood Stove provides economical heating. Private rear yard with parking and garage. With a little effort, it could be returned to its original glory. Close to local parks and schools. A Home Warranty with an acceptable offer. See it today!

Key facts

• Garage
• Built 1900
• Listed 8 days

Property features AI

Finance

• Other: Not in a federal flood zone; Pets allowed with no restrictions; Basement: Full, unfinished
• Financial info: Ownership: Fee simple

Exterior

• Parking: Detached garage with additional storage (1 garage space); Off-street parking
• Utilities: Public water; Public septic; Electric service with 100 amp; Electric cooling and heating available; Sewer available; Water available; Electric available
• Home design: Interior townhouse/rowhouse; Facing information not provided; Property condition: Below average; major rehabilitation needed
• Construction: Brick and brick-front construction with vinyl siding; Metal roof; Stone foundation; Estimated year built
• Exterior features: Outbuilding(s); Balcony; Cleared lot; Garage(s); Shed

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric oven/range
• Bedrooms: Four bedrooms on the upper level
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Heat pumps; Central air conditioning; Electric hot water
• Interior features: Eat-in kitchen; Built-ins; Wood floors; Other interior features
• Laundry & utility: Main-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads 71/100 on livability (#722 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.
• Big Spring SD (rural): math 39% / reading 62% proficiency, ranked #162 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Newville El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 357 students, 53% FRL); Big Spring Ms (math 21% / reading 59%, grade F, #257 of 512 statewide, top 52%, 593 students, 44% FRL); Big Spring Hs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 739 students, 33% FRL) — zoned schools average 43% FRL vs 27% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.00% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.60%
• DSCR: 2.32
• GRM: 4.2

CMA / ARV

• ARV (median comp): $188,803
• List price: $85,000
• Delta: -54.98%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.00×
• Total profit: $23,749
• Equity at exit: $12,674

10-year hold

• IRR: 32.1%
• Equity multiple: 3.91×
• Total profit: $69,355
• Equity at exit: $7,349

Cash invested: $23,800 (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 17241

• Home prices YoY: -10.3%
• Active inventory: 45
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$275 /mo · $3,303/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $587

Break-even live

Break-even rent $957

Max offer price $85,000

Occupancy floor 60%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-16
   status Pending 697-char remark
2. 2026-05-08
   listed $85,000 Active 697-char remark
3. 2025-09-05
   historical
4. 2025-08-11
   price $150,000
5. 2025-07-01
   price $170,000
6. 2025-06-09
   listed $180,000 Active
7. 2025-06-08
   historical
8. 2016-02-17
   soldstatus $78,400
9. 2016-02-16
   soldstatus $78,400

   Show marketing remark (457 chars)

   A Great Opportunity! Own for less than your rent, 4 Bdrms, 1.5 baths- with 5 fireplaces and wood floors. Updated kitchen with room for family dinners, spacious, light filled rooms, a lot of original wood work and trim. Wood Stove provides economical heating. Private rear yard with parking and garage. With a little effort, it could be returned to its original glory. Close to local parks and schools. A Home Warranty with an acceptable offer. See it today!

10. 2015-10-15
    listed $74,900

    Show marketing remark (457 chars)

    A Great Opportunity! Own for less than your rent, 4 Bdrms, 1.5 baths- with 5 fireplaces and wood floors. Updated kitchen with room for family dinners, spacious, light filled rooms, a lot of original wood work and trim. Wood Stove provides economical heating. Private rear yard with parking and garage. With a little effort, it could be returned to its original glory. Close to local parks and schools. A Home Warranty with an acceptable offer. See it today!

11. 2004-10-25
    soldstatus $72,000
12. 2004-08-03
    listed $72,000
13. 2004-08-03
    historical
14. 1995-11-21
    soldstatus $50,000

ⓘ 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: $3,303 · $275/mo
• Projected year-2 tax: $3,303 · $275/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,408
• − Mortgage interest: −$4,761
• − Property taxes: −$3,303
• − Insurance: −$425
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$2,473
• Taxable income: $6,181
• Est. tax owed @ 24.0%: −$1,483
• After-tax cash flow: $5,562/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: Big Spring SD
• NCES district ID: 4203660
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $56,941
• Composite: 43.77/100
• National rank: #2942
• State rank: #162 of 539 in PA

Livability — Newville

• Score: 71/100
• State rank: #722
• US rank: #7158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newville, PA
• Population (ZIP): 11,094

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.92%
• Current HPI: 285.3994
• 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

+70.0% since first listed

14 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-05-08 Listed $85,000 BRIGHT MLS
• 2025-09-05 Listing Removed — BRIGHT MLS
• 2025-08-11 Price Changed $150,000 BRIGHT MLS
• 2025-07-01 Price Changed $170,000 BRIGHT MLS
• 2025-06-09 Listed $180,000 BRIGHT MLS
• 2025-06-08 Coming Soon — BRIGHT MLS
• 2016-02-17 Sold (Public Records) $78,400 Public Records
• 2016-02-16 Sold (MLS) $78,400 BRIGHT MLS
• 2015-10-15 Listed $74,900 BRIGHT MLS
• 2004-10-25 Sold (MLS) $72,000 BRIGHT MLS
• 2004-08-03 Listing Removed — BRIGHT MLS
• 2004-08-03 Listed $72,000 BRIGHT MLS
• 1995-11-21 Sold (Public Records) $50,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $3,303 · +0.3% YoY. Source: county tax records.