2451 Crossroads Dr · West Milton, PA 17837

$269,900

3 bd · 1.0 ba · 1,120 sqft · Other public records · 78 Days on market

Built 1971 0.98 ac lot

---

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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET: Looking for a single story home with plenty of space to enjoy the outdoors? This 3 bedroom, 1 bath rancher sits on just shy an acre offering room to play, relax, and entertain. Inside, you'll find a spacious eat-in kitchen looking into the living room, creating a comfortable and connected layout. Additional features include a partially finished basement adding an additional ~560sq' of living space, a durable metal roof (2014), and a large 22x22 two-bay detached garage perfect for storage, hobbies, or parking. Efficient Heat Pump with Central A/C (the wall unit is no longer hooked up and hasn't been used since the heat pump and Central A/C was installed). INSPECTIONS D

Key facts

• Durable metal roof
• Single story home
• 0.98 acre lot

Tags

• SINGLE STORY HOME
• SPACIOUS EAT-IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• DURABLE METAL ROOF
• LARGE TWO-BAY DETACHED GARAGE

Property features AI

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Well water; 100 amp electric service
• Home design: Single family residence; Residential property
• Construction: Vinyl siding, brick, block and frame construction; Foundation: None listed
• Exterior features: Porch; Metal roof; Shed(s) on the property; Nearly 1 acre lot (approximately 0.98 acres)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Hardwood flooring; Porch; Basement with block construction and sump pump
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $270k.

Deal economics

• At list price, monthly cash flow is $0 ($1/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 $219k (18.8% below list).
• Recommended offer: $219k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#1,166 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Lewisburg Area SD (town): math 65% / reading 74% proficiency, ranked #31 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kelly El Sch (math 67% / reading 72%, grade A-, #151 of 1,518 statewide, top 12%, 548 students, 30% FRL); Donald H Eichhorn Ms (math 59% / reading 75%, grade A-, #17 of 512 statewide, top 4%, 413 students, 29% FRL); Lewisburg Hs (math 87%, 610 students, 25% FRL).
• Market conditions: 52 active listings in the ZIP; solid renter incomes; 49 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Union County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $219,267 (18.8% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 D-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. 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?
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: 0.81% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 10.3

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-43,776
• Equity at exit: $40,243

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-38,307
• Equity at exit: $23,336

Cash invested: $75,572 (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 17837

• Active inventory: 52
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$204 /mo · $2,451/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $0

Break-even live

Break-even rent $2,193

Max offer price $269,900

Occupancy floor 95%

Sensitivity live

Price	-10% $153	-5% $77	+0% $0	+5% $-76	+10% $-153
Rent	-10% $-173	-5% $-86	+0% $0	+5% $87	+10% $173
Rate	-1.0pp $136	-0.5pp $69	base $0	+0.5pp $-70	+1.0pp $-141

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $269,900 Active 78 DOM
2. 2026-06-21
   days on market $269,900 Active 77 DOM
3. 2026-06-19
   days on market $269,900 Active 75 DOM
4. 2026-06-18
   days on market $269,900 Active 74 DOM
5. 2026-06-17
   days on market $269,900 Active 73 DOM
6. 2026-06-16
   days on market $269,900 Active 72 DOM
7. 2026-06-15
   days on market $269,900 Active 71 DOM
8. 2026-06-14
   days on market $269,900 Active 69 DOM
9. 2026-06-12
   days on market $269,900 Active 68 DOM
10. 2026-06-09
    days on market $269,900 Active 65 DOM
11. 2026-06-08
    days on market $269,900 Active 64 DOM
12. 2026-06-07
    days on market $269,900 Active 63 DOM
13. 2026-06-07
    days on market $269,900 Active 62 DOM
14. 2026-06-04
    pricedays on market $269,900 Active 59 DOM
15. 2026-06-02
    days on market $275,000 Active 58 DOM
16. 2026-06-01
    days on market $275,000 Active 57 DOM
17. 2026-05-31
    days on market $275,000 Active 56 DOM
18. 2026-05-31
    days on market $275,000 Active 55 DOM
19. 2026-05-20
    status Active
20. 2026-04-18
    historical Active Under Contract
21. 2026-04-05
    listed $275,000 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: $2,451 · $204/mo
• Projected year-2 tax: $3,358 · $280/mo
• Expected delta: +$907/yr (+$76/mo · 37.0%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $26,312
• − Mortgage interest: −$15,119
• − Property taxes: −$2,451
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$7,852
• Taxable loss: −$4,669
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $1,122/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: Lewisburg Area SD
• NCES district ID: 4213590
• Math proficiency: 65% ▼ -2.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $50,129
• Composite: 58.94/100
• National rank: #968
• State rank: #31 of 539 in PA

Livability — West Milton

• Score: 65/100
• State rank: #1166
• US rank: #13532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Union County · 18,403 people
• City population: 777
• Metro: Lewisburg, PA
• Population (ZIP): 18,403
• Household income: $88,975
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 456.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 46,664 people
• By 2030: 47,704 · +2.2%
• By 2040: 48,798 · +4.6%
• By 2050: 49,048 · +5.1%
• By 2075: 47,491 · +1.8%
• By 2100: 41,817 · -10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Black 4% Asian 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 4% German/W. Germanic 2% Other Indo-European 2%

Political lean MEDSL · Union

• 2024 margin: Strong R (+23.4) · D 37.8% · R 61.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.5pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+24.3 2016: R+25.7 2012: R+23.5 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.78%
• Current HPI: 177.9792
• Rent YoY: —
• Metro: Lewisburg, PA
• 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

3 events — show timeline

• 2026-05-20 Relisted — CSVBR
• 2026-04-18 Contingent — CSVBR
• 2026-04-05 Listed $275,000 CSVBR

Property tax history

+1.3%/yr

Latest (2026): $2,451 · +1.9% YoY. Source: county tax records.