115 Liberty St · Williamsburg, PA 16693

$69,000

None bd · 4.0 ba · 2,660 sqft · MultiFamily · 60 Days on market

Built 1900 Poor condition 2,613 sqft lot $26/sqft · 40% below area Est $114k · 40% under ↓ 14% since listing

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.4/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This side-by-side duplex features two units, each with a living room, dining room, and kitchen on the main floor. The second floors contain two bedrooms, one bathroom, and a bonus room. Both units need TLC. Currently one side is rented a on month to month lease. Schedule a tour.

Key facts

• 2,613 sq ft lot
• Built 1900
• Listed 60 days

🏷️ Possibly a rental listed for sale. The $69,000 price doesn't fit this home's estimated sale value (~$114,234) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $69k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive. Per door: $429/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#561 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Williamsburg Community SD (rural): math 35% / reading 58% proficiency, ranked #260 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($477 loan paydown + $3k appreciation (4.9% local appreciation)).
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.23% ✓
• Cap rate: 28.62%
• Cash-on-cash: 79.76%
• DSCR: 4.55
• GRM: 2.6

CMA / ARV

• ARV (median comp): $114,234
• List price: $69,000
• Delta: -39.60%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918/920 Yellow Springs Dr	0.33mi	—/2.0	2,378 (-11%)	11mo	$145,000	$61	50
1215-1217 Yellow Springs Dr	0.56mi	—/3.0	2,560 (-4%)	18mo	$300,000	$117	48

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.6%
• Equity multiple: 4.64×
• Total profit: $70,269
• Equity at exit: $38,520

10-year hold

• IRR: 58.6%
• Equity multiple: 9.59×
• Total profit: $166,045
• Equity at exit: $66,005

Cash invested: $19,320 (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 16693

• Home prices YoY: 3.8%
• Active inventory: 15
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $858

Break-even live

Break-even rent $1,144

Max offer price $69,000

Occupancy floor 57%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,230
Total (2 units)			$2,229

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-10
   status $69,000 Pending 60 DOM
2. 2026-06-09
   days on market $69,000 Active 60 DOM
3. 2026-06-08
   days on market $69,000 Active 59 DOM
4. 2026-06-07
   days on market $69,000 Active 58 DOM
5. 2026-06-02
   days on market $69,000 Active 53 DOM
6. 2026-06-01
   days on market $69,000 Active 52 DOM
7. 2026-05-31
   days on market $69,000 Active 51 DOM
8. 2026-05-30
   days on market $69,000 Active 50 DOM
9. 2026-04-22
   price $69,000 280-char remark

   Show marketing remark (280 chars)

   This side-by-side duplex features two units, each with a living room, dining room, and kitchen on the main floor. The second floors contain two bedrooms, one bathroom, and a bonus room. Both units need TLC. Currently one side is rented a on month to month lease. Schedule a tour.

10. 2026-04-10
    listed $79,900 Active 280-char remark

    Show marketing remark (280 chars)

    This side-by-side duplex features two units, each with a living room, dining room, and kitchen on the main floor. The second floors contain two bedrooms, one bathroom, and a bonus room. Both units need TLC. Currently one side is rented a on month to month lease. Schedule a tour.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,748
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$5,464
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$2,007
• Taxable income: $10,097
• Est. tax owed @ 24.0%: −$2,423
• After-tax cash flow: $7,867/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.

Condition & rehab AI · 13 photos

Poor 30/100 Extensive rehab

This two-unit duplex requires extensive repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and peeling
• Major Flooring — Worn and outdated
• Major Interior walls/paint — Outdated and in need of freshening
• Major Windows — Old and may need replacement
• Major HVAC/mechanicals — No photos, but likely outdated

Value-add opportunities

• Both New exterior siding — Improves curb appeal and value
• Both New flooring — Enhances interior space and value
• Both Fresh paint — Refreshes interior and exterior, improving value
• Both New windows — Enhances energy efficiency and value
• Both HVAC upgrade — Improves comfort and energy efficiency, increasing value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and peeling	Major	$15,000–50,000
Flooring · Worn and outdated	Major	$15,000–50,000
Interior walls/paint · Outdated and in need of freshening	Major	$15,000–50,000
Windows · Old and may need replacement	Major	$15,000–50,000
HVAC/mechanicals · No photos, but likely outdated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New exterior siding — Improves curb appeal and value ↑
• Both New flooring — Enhances interior space and value ↑
• Both Fresh paint — Refreshes interior and exterior, improving value ↑
• Both New windows — Enhances energy efficiency and value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency, increasing value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Williamsburg Community SD
• NCES district ID: 4226430
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 58% ▼ -4.00%
• Median HH income: $43,977
• Composite: 39.22/100
• National rank: #4014
• State rank: #260 of 539 in PA

Livability — Williamsburg

• Score: 73/100
• State rank: #561
• US rank: #5279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, PA
• Population (ZIP): 4,015

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 133.0129
• 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

-13.6% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $69,000 AHARMLS
• 2026-04-10 Listed $79,900 AHARMLS