215 N Grand St · Lewistown, PA 17044

$128,000

2 bd · 1.0 ba · 1,026 sqft · Townhouse public records · 26 Days on market

Built 1940 2,178 sqft lot

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Literally almost every inch of this home has been remodeled! Two-bedroom, 1.5 bath row home with a finished attic for the third bedroom/office. Main floor has laundry room. Kitchen appliances negotiable with acceptable offer. Flat rear yard with one car garage.

Key facts

• Garage
• Built 1940
• Listed 26 days

Property features AI

Exterior

• Parking: Detached garage (rear entry), 1-car
• Utilities: Public water; Public sewer; Electric power
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in excellent condition; Effective remodel year 2025
• Construction: Brick and vinyl siding exterior; Brick/mortar foundation; Metal roof; Above grade and below grade structures; Year built information from assessor
• Exterior features: Porch(es); No tidal water

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (upper levels); One full bathroom on first upper level; One half bathroom on main level
• Heating & cooling: Electric baseboard heating; Electric hot water
• Interior features: Walk-in shower; Combination dining and living area; Drywall walls and ceilings; Daylight, partial basement
• Laundry & utility: Main floor laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $128k.

Deal economics

• At list price, monthly cash flow is $50 ($595/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 $108k (15.5% below list).
• Recommended offer: $108k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.0% in Lewistown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,057 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment 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.
• Zoned schools: Lewistown El Sch (math 17% / reading 27%, grade F, #1,221 of 1,518 statewide, top 81%, 486 students, 100% FRL); Mifflin Co Ms (math 16% / reading 51%, grade F, #342 of 512 statewide, top 67%, 689 students, 59% FRL); Mifflin Co Hs (math 76% / reading 24%, grade D+, #133 of 437 statewide, top 30%, 1,086 students, 34% FRL) — zoned schools average 64% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 58 units permitted in Mifflin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mifflin County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $128k implies a 945% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,111 (15.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $74,898
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Third St W	0.12mi	2/1.0	960 (-6%)	12mo	$70,000	$73	74
16 W Hale St	0.52mi	2/1.0	1,073 (+5%)	3mo	$160,000	$149	66
16 Woods Ln	0.20mi	3/1.0 (+1)	988 (-4%)	18mo	$53,000	$54	65
313 S Main St	0.61mi	2/1.5	1,028 (+0%)	7mo	$54,000	$53	64
187 W Fourth St	0.18mi	3/1.0 (+1)	960 (-6%)	16mo	$67,500	$70	63
236 E 4th St	0.49mi	2/1.0	1,092 (+6%)	16mo	$79,400	$73	53
321 S Main St	0.62mi	2/1.5	1,058 (+3%)	16mo	$70,000	$66	50
207 South Spruce St	0.74mi	3/1.5 (+1)	1,080 (+5%)	7mo	$89,900	$83	44

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-17,617
• Equity at exit: $19,085

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-11,409
• Equity at exit: $11,067

Cash invested: $35,840 (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 17044

• Home prices YoY: -6.7%
• Active inventory: 73
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $50

Break-even live

Break-even rent $1,018

Max offer price $128,000

Occupancy floor 90%

Sensitivity live

Price	-10% $122	-5% $86	+0% $50	+5% $13	+10% $-23
Rent	-10% $-36	-5% $7	+0% $50	+5% $92	+10% $135
Rate	-1.0pp $114	-0.5pp $82	base $50	+0.5pp $16	+1.0pp $-17

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $128,000 Active 26 DOM
2. 2026-06-21
   days on market $128,000 Active 25 DOM
3. 2026-06-18
   days on market $128,000 Active 23 DOM
4. 2026-06-17
   days on market $128,000 Active 22 DOM
5. 2026-06-16
   days on market $128,000 Active 21 DOM
6. 2026-06-15
   days on market $128,000 Active 20 DOM
7. 2026-06-13
   days on market $128,000 Active 18 DOM
8. 2026-06-12
   days on market $128,000 Active 17 DOM
9. 2026-06-09
   days on market $128,000 Active 14 DOM
10. 2026-06-08
    days on market $128,000 Active 13 DOM
11. 2026-06-08
    days on market $128,000 Active 12 DOM
12. 2026-06-07
    days on market $128,000 Active 11 DOM
13. 2026-06-04
    days on market $128,000 Active 8 DOM
14. 2026-06-03
    price $128,000 Active 7 DOM
15. 2026-06-02
    days on market $135,000 Active 7 DOM
16. 2026-06-01
    days on market $135,000 Active 6 DOM
17. 2026-05-31
    days on market $135,000 Active 5 DOM
18. 2026-05-26
    listed $135,000 Active
19. 2024-05-20
    soldstatus $12,250
20. 2023-04-21
    soldstatus $7,350

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,491 · $124/mo
• Expected delta: +$532/yr (+$44/mo · 55.4%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,973
• − Mortgage interest: −$7,170
• − Property taxes: −$959
• − Insurance: −$640
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$3,724
• Taxable loss: −$1,595
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $978/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 — Lewistown

• Score: 66/100
• State rank: #1057
• US rank: #11920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewistown, PA
• Population (ZIP): 20,526

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Polish 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▼ -15.27%
• Current HPI: 214.2729
• 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

+1736.7% since first listed

3 events — show timeline

• 2026-05-26 Listed $135,000 BRIGHT MLS
• 2024-05-20 Sold (Public Records) $12,250 Public Records
• 2023-04-21 Sold (Public Records) $7,350 Public Records

Property tax history

+0.8%/yr

Latest (2026): $959 · +2.8% YoY. Source: county tax records.