6384 Route 225 · Mifflin, PA 17023

$70,000

2 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 271 Days on market

Built 1910 6,970 sqft lot $55/sqft · 52% below area ↓ 24% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. If you are looking for a project, this could be the right property for you. This home offers one floor living. There is a LR, kitchen with dining area, 2 bedrooms, 1 full bathroom and a family room. Basement is unfinished. Rural setting with views of farmland and hills. Great opportunity. Call today to schedule a showing.

Key facts

• Views of farmland
• One floor living
• Rural setting

Tags

• ONE FLOOR LIVING
• RURAL SETTING
• VIEWS OF FARMLAND
• VIEWS OF HILLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,543 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Upper Dauphin Area SD (rural): math 37% / reading 55% proficiency, ranked #259 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Upper Dauphin Area El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 399 students, 52% FRL); Upper Dauphin Area Ms (math 25% / reading 52%, grade F, #275 of 512 statewide, top 55%, 312 students, 48% FRL); Upper Dauphin Area Hs (math 77%, 343 students, 47% FRL) — zoned schools average 49% FRL vs 32% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $3k appreciation (4.4% local appreciation)).
• At projected returns (4.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $50k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.24%
• DSCR: 1.95
• GRM: 5.2

CMA / ARV

• ARV (median comp): $145,997
• List price: $70,000
• Delta: -52.05%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.83×
• Total profit: $35,808
• Equity at exit: $37,028

10-year hold

• IRR: 29.4%
• Equity multiple: 5.62×
• Total profit: $90,522
• Equity at exit: $61,822

Cash invested: $19,600 (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 17023

• Home prices YoY: 1.6%
• Active inventory: 14
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $347

Break-even live

Break-even rent $691

Max offer price $70,000

Occupancy floor 64%

Sensitivity live

Price	-10% $387	-5% $367	+0% $347	+5% $327	+10% $307
Rent	-10% $258	-5% $302	+0% $347	+5% $392	+10% $436
Rate	-1.0pp $382	-0.5pp $365	base $347	+0.5pp $329	+1.0pp $310

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $70,000 Active 271 DOM
2. 2026-06-21
   days on market $70,000 Active 270 DOM
3. 2026-06-18
   days on market $70,000 Active 268 DOM
4. 2026-06-17
   days on market $70,000 Active 267 DOM
5. 2026-06-16
   days on market $70,000 Active 266 DOM
6. 2026-06-15
   days on market $70,000 Active 265 DOM
7. 2026-06-13
   days on market $70,000 Active 263 DOM
8. 2026-06-12
   days on market $70,000 Active 262 DOM
9. 2026-06-09
   days on market $70,000 Active 259 DOM
10. 2026-06-09
    price $70,000 Active 258 DOM
11. 2026-06-08
    days on market $95,000 Active 258 DOM
12. 2026-06-08
    days on market $95,000 Active 257 DOM
13. 2026-06-07
    days on market $95,000 Active 256 DOM
14. 2026-06-04
    days on market $95,000 Active 253 DOM
15. 2026-06-02
    days on market $95,000 Active 252 DOM
16. 2026-06-01
    days on market $95,000 Active 251 DOM
17. 2026-05-31
    days on market $95,000 Active 250 DOM
18. 2026-04-02
    status Active 579-char remark

    Show marketing remark (579 chars)

    This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. If you are looking for a project, this could be the right property for you. This home offers one floor living. There is a LR, kitchen with dining area, 2 bedrooms, 1 full bathroom and a family room. Basement is unfinished. Rural setting with views of farmland and hills. Great opportunity. Call today to schedule a showing.

19. 2026-03-31
    historical 579-char remark

    Show marketing remark (579 chars)

    This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. If you are looking for a project, this could be the right property for you. This home offers one floor living. There is a LR, kitchen with dining area, 2 bedrooms, 1 full bathroom and a family room. Basement is unfinished. Rural setting with views of farmland and hills. Great opportunity. Call today to schedule a showing.

20. 2026-02-23
    price $95,000 579-char remark

    Show marketing remark (579 chars)

    This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. If you are looking for a project, this could be the right property for you. This home offers one floor living. There is a LR, kitchen with dining area, 2 bedrooms, 1 full bathroom and a family room. Basement is unfinished. Rural setting with views of farmland and hills. Great opportunity. Call today to schedule a showing.

21. 2026-01-08
    status Active 579-char remark

    Show marketing remark (579 chars)

    This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. If you are looking for a project, this could be the right property for you. This home offers one floor living. There is a LR, kitchen with dining area, 2 bedrooms, 1 full bathroom and a family room. Basement is unfinished. Rural setting with views of farmland and hills. Great opportunity. Call today to schedule a showing.

22. 2026-01-06
    historical 579-char remark

    Show marketing remark (579 chars)

    This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. If you are looking for a project, this could be the right property for you. This home offers one floor living. There is a LR, kitchen with dining area, 2 bedrooms, 1 full bathroom and a family room. Basement is unfinished. Rural setting with views of farmland and hills. Great opportunity. Call today to schedule a showing.

23. 2025-11-26
    price $110,000 579-char remark

    Show marketing remark (579 chars)

    This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. If you are looking for a project, this could be the right property for you. This home offers one floor living. There is a LR, kitchen with dining area, 2 bedrooms, 1 full bathroom and a family room. Basement is unfinished. Rural setting with views of farmland and hills. Great opportunity. Call today to schedule a showing.

24. 2025-10-24
    price $115,000 579-char remark

    Show marketing remark (579 chars)

    This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. If you are looking for a project, this could be the right property for you. This home offers one floor living. There is a LR, kitchen with dining area, 2 bedrooms, 1 full bathroom and a family room. Basement is unfinished. Rural setting with views of farmland and hills. Great opportunity. Call today to schedule a showing.

25. 2025-09-19
    listed $120,000 Active 579-char remark

    Show marketing remark (579 chars)

    This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. If you are looking for a project, this could be the right property for you. This home offers one floor living. There is a LR, kitchen with dining area, 2 bedrooms, 1 full bathroom and a family room. Basement is unfinished. Rural setting with views of farmland and hills. Great opportunity. Call today to schedule a showing.

26. 2025-07-26
    historical
27. 2025-06-09
    listed $115,000 Active
28. 2024-04-28
    status Pending
29. 2024-04-28
    historical
30. 2024-03-21
    price $60,000
31. 2024-03-21
    historical Active Under Contract
32. 2024-02-28
    listed $125,000 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: $1,800 · $150/mo
• Projected year-2 tax: $1,800 · $150/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 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,568
• − Mortgage interest: −$3,921
• − Property taxes: −$1,800
• − Insurance: −$350
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,036
• Taxable income: $3,290
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $3,374/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: Upper Dauphin Area SD
• NCES district ID: 4224360
• Math proficiency: 37% ▼ -3.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $48,201
• Composite: 39.23/100
• National rank: #4012
• State rank: #259 of 539 in PA

Livability — Mifflin

• Score: 59/100
• State rank: #1543
• US rank: #20303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,681

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Polish 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 94% English-only · German/W. Germanic 4% Russian/Polish/Slavic 1% Korean 1%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 271.7016
• 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

-24.0% since first listed

15 events — show timeline

• 2026-04-02 Relisted — BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-02-23 Price Changed $95,000 BRIGHT MLS
• 2026-01-08 Relisted — BRIGHT MLS
• 2026-01-06 Listing Removed — BRIGHT MLS
• 2025-11-26 Price Changed $110,000 BRIGHT MLS
• 2025-10-24 Price Changed $115,000 BRIGHT MLS
• 2025-09-19 Listed $120,000 BRIGHT MLS
• 2025-07-26 Listing Removed — BRIGHT MLS
• 2025-06-09 Listed $115,000 BRIGHT MLS
• 2024-04-28 Pending — BRIGHT MLS
• 2024-04-28 Listing Removed — BRIGHT MLS
• 2024-03-21 Price Changed $60,000 BRIGHT MLS
• 2024-03-21 Contingent — BRIGHT MLS
• 2024-02-28 Listed $125,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $1,800 · +6.5% YoY. Source: county tax records.