152 Hawsbrick St · Granville, PA 17044

$99,000

2 bd · 1.0 ba · 1,596 sqft · Manufactured public records · 244 Days on market

Built 1965 0.31 ac lot

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Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly updated 4-bedroom one bath in a quaint location.

Key facts

• 0.31 acre lot
• Built 1965
• Listed 244 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,537 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, schools F, amenities 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: 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1965 — 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. 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?
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: 1.13% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $369
• Equity at exit: $14,761

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $21,402
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $258

Break-even live

Break-even rent $793

Max offer price $99,000

Occupancy floor 72%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   days on market $99,000 Active 244 DOM
2. 2026-06-13
   days on market $99,000 Active 242 DOM
3. 2026-06-12
   days on market $99,000 Active 241 DOM
4. 2026-06-09
   days on market $99,000 Active 238 DOM
5. 2026-06-08
   days on market $99,000 Active 237 DOM
6. 2026-06-08
   days on market $99,000 Active 236 DOM
7. 2026-06-07
   days on market $99,000 Active 235 DOM
8. 2026-06-04
   days on market $99,000 Active 232 DOM
9. 2026-06-02
   days on market $99,000 Active 231 DOM
10. 2026-06-01
    days on market $99,000 Active 230 DOM
11. 2026-05-31
    days on market $99,000 Active 229 DOM
12. 2026-04-05
    price $99,000 54-char remark

    Show marketing remark (54 chars)

    Newly updated 4-bedroom one bath in a quaint location.

13. 2026-01-22
    price $115,000 54-char remark

    Show marketing remark (54 chars)

    Newly updated 4-bedroom one bath in a quaint location.

14. 2025-10-14
    listed $119,000 Active 54-char remark

    Show marketing remark (54 chars)

    Newly updated 4-bedroom one bath in a quaint location.

15. 2024-04-05
    soldstatus $40,000
16. 2024-03-25
    soldstatus $40,000 Closed 238-char remark

    Show marketing remark (238 chars)

    Investor Alert! Great fixer upper 3 bedroom and 1 bath. Rural location. Covered front porch, off street parking, electric heat. Located near state game lands as well as great hiking and fishing in the area. Being sold in as-is condition.

17. 2024-02-21
    historical Active Under Contract 238-char remark

    Show marketing remark (238 chars)

    Investor Alert! Great fixer upper 3 bedroom and 1 bath. Rural location. Covered front porch, off street parking, electric heat. Located near state game lands as well as great hiking and fishing in the area. Being sold in as-is condition.

18. 2024-01-31
    listed $39,900 Active 238-char remark

    Show marketing remark (238 chars)

    Investor Alert! Great fixer upper 3 bedroom and 1 bath. Rural location. Covered front porch, off street parking, electric heat. Located near state game lands as well as great hiking and fishing in the area. Being sold in as-is condition.

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$384/yr (+$32/mo · 48.2%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,439
• − Mortgage interest: −$5,546
• − Property taxes: −$796
• − Insurance: −$495
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,880
• Taxable income: $1,572
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $2,718/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 — Granville

• Score: 59/100
• State rank: #1537
• US rank: #20227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 254
• 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

+148.1% since first listed

7 events — show timeline

• 2026-04-05 Price Changed $99,000 BRIGHT MLS
• 2026-01-22 Price Changed $115,000 BRIGHT MLS
• 2025-10-14 Listed $119,000 BRIGHT MLS
• 2024-04-05 Sold (Public Records) $40,000 Public Records
• 2024-03-25 Sold (MLS) $40,000 BRIGHT MLS
• 2024-02-21 Contingent — BRIGHT MLS
• 2024-01-31 Listed $39,900 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2026): $796 · +0.0% YoY. Source: county tax records.