305 Orange St · Mifflintown, PA 17059

$89,900

4 bd · 1.0 ba · 1,864 sqft · SingleFamily public records · 216 Days on market

Built 1900 1,256 sqft lot $48/sqft · 11% below area Est $98k · 8% under ↓ 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 +30.0/30.0
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +6.1/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is an opportunity to purchase a two story 3 bedroom, 2 bath row home in Mifflintown Boro. This home needs someone to do some updating with kitchen improvement and flooring covering. This home is a part of what is known as the Cupp Row which were sought after in their early years. This all brick structure has only 2 ends exposed to weather. The sides are adjoined to row homes making for a lot less heating costs. This property could be lived in and owner could create sweat equity. Think outside the box with flipping possibilities or fix up and rent. Also get into this home and stop the drain of rent payments. You will be close to Mifflintown amenities. Parking is available on both side of street. Consider the sq. ft. against the offering price on this one. Property is vacant and can be close as soon as you rare ready to make the purchase.

Key facts

• Built 1900
• Listed 216 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,322 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Juniata County SD (rural): math 25% / reading 43% proficiency, ranked #423 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 46 units permitted in Juniata County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.2% local appreciation)).
• Juniata County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.89%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (median comp): $97,959
• List price: $89,900
• Delta: -8.23%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Meadowbrook Ln	0.69mi	3/2.0 (-1)	1,856 (-0%)	10mo	$347,777	$187	50
6 Main St	0.34mi	3/1.5 (-1)	1,604 (-14%)	7mo	$150,000	$94	48
114 Summit St	0.60mi	3/1.5 (-1)	1,681 (-10%)	6mo	$140,750	$84	43
103 Mowery St	0.53mi	4/1.5	1,728 (-7%)	22mo	$140,000	$81	43
202 Licking St	0.63mi	5/2.0 (+1)	2,133 (+14%)	3mo	$140,000	$66	36
23294 Route 35 N	0.34mi	3/2.0 (-1)	2,108 (+13%)	24mo	$207,400	$98	34
155 Wagon Wheel Ln	0.75mi	3/2.0 (-1)	1,712 (-8%)	11mo	$250,000	$146	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.38×
• Total profit: $34,807
• Equity at exit: $36,225

10-year hold

• IRR: 27.0%
• Equity multiple: 4.57×
• Total profit: $89,901
• Equity at exit: $52,759

Cash invested: $25,172 (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 17059

• Home prices YoY: 1.3%
• Active inventory: 19
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $438

Break-even live

Break-even rent $766

Max offer price $89,900

Occupancy floor 62%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 216 DOM
2. 2026-06-17
   days on market $89,900 Active 215 DOM
3. 2026-06-16
   days on market $89,900 Active 214 DOM
4. 2026-06-15
   days on market $89,900 Active 213 DOM
5. 2026-06-13
   days on market $89,900 Active 211 DOM
6. 2026-06-12
   days on market $89,900 Active 210 DOM
7. 2026-06-09
   days on market $89,900 Active 207 DOM
8. 2026-06-08
   days on market $89,900 Active 206 DOM
9. 2026-06-08
   days on market $89,900 Active 205 DOM
10. 2026-06-07
    days on market $89,900 Active 204 DOM
11. 2026-06-04
    days on market $89,900 Active 201 DOM
12. 2026-06-02
    days on market $89,900 Active 200 DOM
13. 2026-06-01
    days on market $89,900 Active 199 DOM
14. 2026-05-31
    days on market $89,900 Active 198 DOM
15. 2026-03-24
    price $89,900 853-char remark

    Show marketing remark (853 chars)

    Here is an opportunity to purchase a two story 3 bedroom, 2 bath row home in Mifflintown Boro. This home needs someone to do some updating with kitchen improvement and flooring covering. This home is a part of what is known as the Cupp Row which were sought after in their early years. This all brick structure has only 2 ends exposed to weather. The sides are adjoined to row homes making for a lot less heating costs. This property could be lived in and owner could create sweat equity. Think outside the box with flipping possibilities or fix up and rent. Also get into this home and stop the drain of rent payments. You will be close to Mifflintown amenities. Parking is available on both side of street. Consider the sq. ft. against the offering price on this one. Property is vacant and can be close as soon as you rare ready to make the purchase.

16. 2025-11-14
    listed $99,900 Active 853-char remark

    Show marketing remark (853 chars)

    Here is an opportunity to purchase a two story 3 bedroom, 2 bath row home in Mifflintown Boro. This home needs someone to do some updating with kitchen improvement and flooring covering. This home is a part of what is known as the Cupp Row which were sought after in their early years. This all brick structure has only 2 ends exposed to weather. The sides are adjoined to row homes making for a lot less heating costs. This property could be lived in and owner could create sweat equity. Think outside the box with flipping possibilities or fix up and rent. Also get into this home and stop the drain of rent payments. You will be close to Mifflintown amenities. Parking is available on both side of street. Consider the sq. ft. against the offering price on this one. Property is vacant and can be close as soon as you rare ready to make the purchase.

17. 2025-11-08
    historical
18. 2025-06-16
    status Active
19. 2025-06-04
    status Pending
20. 2025-05-15
    listed $105,000 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: $1,155 · $96/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$132/yr (+$11/mo · 11.5%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,850
• − Mortgage interest: −$5,036
• − Property taxes: −$1,155
• − Insurance: −$450
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,615
• Taxable income: $4,058
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,285/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: Juniata County SD
• NCES district ID: 4212600
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $46,589
• Composite: 29.12/100
• National rank: #6591
• State rank: #423 of 539 in PA

Livability — Mifflintown

• Score: 62/100
• State rank: #1322
• US rank: #16327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mifflintown, PA
• Population (ZIP): 7,524

Population outlook (Juniata County) Hauer SSP2

• Today (2025): 24,489 people
• By 2030: 24,022 · -1.9%
• By 2040: 22,520 · -8.0%
• By 2050: 20,382 · -16.8%
• By 2075: 15,680 · -36.0%
• By 2100: 11,150 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Polish 5% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 7% German/W. Germanic 6%

Political lean MEDSL · Juniata

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -26.2pp toward R · 2008: -35.2pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.4 2016: R+61.8 2012: R+45.2 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.16%
• Current HPI: 170.4682
• 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

-14.4% since first listed

6 events — show timeline

• 2026-03-24 Price Changed $89,900 BRIGHT MLS
• 2025-11-14 Listed $99,900 BRIGHT MLS
• 2025-11-08 Listing Removed — BRIGHT MLS
• 2025-06-16 Relisted — BRIGHT MLS
• 2025-06-04 Pending — BRIGHT MLS
• 2025-05-15 Listed $105,000 BRIGHT MLS

Property tax history

+4.8%/yr

Latest (2026): $1,155 · +2.5% YoY. Source: county tax records.