540 Wood St · Burnham, PA 17009

$245,000

3 bd · 2.0 ba · 2,064 sqft · Other public records · 44 Days on market

Built 1950 0.33 ac lot $119/sqft · 45% above area Est $189k · 30% over

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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 +13.8/30.0
• Appreciation +9.2/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

COMING SOON: SHOWINGS BEGIN MAY 1ST. This lovingly maintained home has plenty of room for gatherings indoors and outdoors with 4 bedrooms, 2 full baths and a large family room addition. The main floor has a kitchen/dining room space with a breakfast bar, tile backsplash, LVP flooring and mini-split for comfort. Two first floor bedrooms and a full bath make one floor living possible, along with a main floor laundry room. The expansive family room is a great place to gather around the hand laid stone fireplace; the cathedral ceiling and tongue and groove wood give this room a cozy, welcoming feel. Imagine hosting holidays in this room! A sliding door leads to the outside patio, covered for those rainy days. The upstairs was expanded with twin dormers on either side making the primary bedroom larger and adding a walk-in-closet and full bath with a skylight. A fourth bedroom is used as an office or hobby space- use your imagination! Below grade there is a rec room and storage spaces. Walk outside to the rear of this quiet property and find a two car garage with additional workshop. The entire property sits on . 33 acres off of a side street that has low traffic. The big updates have been done with a roof (2021), replacement windows, 3 wall-mounted mini-splits and 200 amp electrical box. A wood burning fireplace and propane stove in the family room provide auxiliary heat. Situated just outside of Burnham, this home offers convenience with a rural feel. Call soon for a showing! MORE PHOTOS COMING SOON!

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $245k.

Deal economics

• At list price, monthly cash flow is $22 ($266/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 $200k (18.4% below list).
• Recommended offer: $200k (18.4% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: East Derry El Sch (math 32% / reading 42%, grade F, #1,004 of 1,518 statewide, top 68%, 276 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: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 58 units permitted in Mifflin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $200,000 (18.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (median comp): $189,058
• List price: $245,000
• Delta: 29.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.0%
• Equity multiple: 2.56×
• Total profit: $107,142
• Equity at exit: $191,298

10-year hold

• IRR: 19.3%
• Equity multiple: 5.52×
• Total profit: $309,983
• Equity at exit: $384,761

Cash invested: $68,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $22

Break-even live

Break-even rent $1,972

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $161	-5% $92	+0% $22	+5% $-47	+10% $-116
Rent	-10% $-136	-5% $-57	+0% $22	+5% $101	+10% $180
Rate	-1.0pp $146	-0.5pp $85	base $22	+0.5pp $-41	+1.0pp $-106

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 4th Ave Burnham, PA	3.0	2.0	1960	$2,000	$1.02	45d	1	0.59mi

Listing history 19 events

1. 2026-06-21
   days on market $245,000 Active 44 DOM
2. 2026-06-21
   days on market $245,000 Active 43 DOM
3. 2026-06-18
   days on market $245,000 Active 41 DOM
4. 2026-06-18
   price $245,000 Active 40 DOM
5. 2026-06-17
   days on market $260,000 Active 40 DOM
6. 2026-06-16
   days on market $260,000 Active 39 DOM
7. 2026-06-15
   days on market $260,000 Active 38 DOM
8. 2026-06-13
   days on market $260,000 Active 36 DOM
9. 2026-06-12
   days on market $260,000 Active 35 DOM
10. 2026-06-09
    pricedays on market $260,000 Active 32 DOM
11. 2026-06-08
    days on market $265,000 Active 31 DOM
12. 2026-06-08
    days on market $265,000 Active 30 DOM
13. 2026-06-07
    days on market $265,000 Active 29 DOM
14. 2026-06-04
    days on market $265,000 Active 26 DOM
15. 2026-06-02
    days on market $265,000 Active 25 DOM
16. 2026-06-01
    days on market $265,000 Active 24 DOM
17. 2026-05-31
    days on market $265,000 Active 23 DOM
18. 2026-05-08
    listed $275,000 Active 1521-char remark

    Show marketing remark (1521 chars)

    COMING SOON: SHOWINGS BEGIN MAY 1ST. This lovingly maintained home has plenty of room for gatherings indoors and outdoors with 4 bedrooms, 2 full baths and a large family room addition. The main floor has a kitchen/dining room space with a breakfast bar, tile backsplash, LVP flooring and mini-split for comfort. Two first floor bedrooms and a full bath make one floor living possible, along with a main floor laundry room. The expansive family room is a great place to gather around the hand laid stone fireplace; the cathedral ceiling and tongue and groove wood give this room a cozy, welcoming feel. Imagine hosting holidays in this room! A sliding door leads to the outside patio, covered for those rainy days. The upstairs was expanded with twin dormers on either side making the primary bedroom larger and adding a walk-in-closet and full bath with a skylight. A fourth bedroom is used as an office or hobby space- use your imagination! Below grade there is a rec room and storage spaces. Walk outside to the rear of this quiet property and find a two car garage with additional workshop. The entire property sits on . 33 acres off of a side street that has low traffic. The big updates have been done with a roof (2021), replacement windows, 3 wall-mounted mini-splits and 200 amp electrical box. A wood burning fireplace and propane stove in the family room provide auxiliary heat. Situated just outside of Burnham, this home offers convenience with a rural feel. Call soon for a showing! MORE PHOTOS COMING SOON!

19. 2026-04-17
    historical $275,000 1521-char remark

    Show marketing remark (1521 chars)

    COMING SOON: SHOWINGS BEGIN MAY 1ST. This lovingly maintained home has plenty of room for gatherings indoors and outdoors with 4 bedrooms, 2 full baths and a large family room addition. The main floor has a kitchen/dining room space with a breakfast bar, tile backsplash, LVP flooring and mini-split for comfort. Two first floor bedrooms and a full bath make one floor living possible, along with a main floor laundry room. The expansive family room is a great place to gather around the hand laid stone fireplace; the cathedral ceiling and tongue and groove wood give this room a cozy, welcoming feel. Imagine hosting holidays in this room! A sliding door leads to the outside patio, covered for those rainy days. The upstairs was expanded with twin dormers on either side making the primary bedroom larger and adding a walk-in-closet and full bath with a skylight. A fourth bedroom is used as an office or hobby space- use your imagination! Below grade there is a rec room and storage spaces. Walk outside to the rear of this quiet property and find a two car garage with additional workshop. The entire property sits on . 33 acres off of a side street that has low traffic. The big updates have been done with a roof (2021), replacement windows, 3 wall-mounted mini-splits and 200 amp electrical box. A wood burning fireplace and propane stove in the family room provide auxiliary heat. Situated just outside of Burnham, this home offers convenience with a rural feel. Call soon for a showing! MORE PHOTOS COMING SOON!

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $2,961 · $247/mo
• Expected delta: +$910/yr (+$76/mo · 44.4%)

ⓘ 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 ≥95°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: $24,000
• − Mortgage interest: −$13,724
• − Property taxes: −$2,051
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,127
• Taxable loss: −$3,967
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $1,218/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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $275,000 BRIGHT MLS
• 2026-04-17 Coming Soon $275,000 BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2026): $2,051 · +0.0% YoY. Source: county tax records.