535 Main St · Lykens, PA 17048

$75,000

4 bd · 2.0 ba · 2,568 sqft · SingleFamily public records · 92 Days on market

Built 1900 3,484 sqft lot $29/sqft · 15% below area Est $76k · at est.

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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 +8.1/15.0
• Appreciation +4.8/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Space is truly an understatement with this spacious 4-bedroom, 2 full-bath home offering endless potential. The first floor features a convenient layout with a full bathroom, comfortable living room, galley-style kitchen, dining room, and a dedicated laundry room—making single-floor living a great option while still providing plenty of space throughout the home. Offering great potential for updates and customization, this property could truly shine and become something special. The flexible layout offers plenty of possibilities to customize the space to fit your needs. Outside, you'll find rear parking with an oversized garage that provides excellent storage, along with a backyard perfect for outdoor enjoyment. The attic also offers the potential to be finished, creating additional living space and adding even more value. Don’t miss the opportunity to bring your ideas and make this home your own.

Key facts

• Garage
• Built 1900
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#969 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: 26 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 $158 of equity ($519 loan paydown + $-361 appreciation (-0.5% local appreciation)).
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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.
• Current owner paid $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 2.32% ✓
• Cap rate: 19.68%
• Cash-on-cash: 47.80%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (median comp): $76,064
• List price: $75,000
• Delta: -1.40%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 S 2nd St	0.09mi	3/1.5 (-1)	2,468 (-4%)	3mo	$153,000	$62	80
558 Main St	0.05mi	4/2.0	2,251 (-12%)	20mo	$180,000	$80	61
800 Main St	0.44mi	3/2.0 (-1)	2,759 (+7%)	11mo	$290,000	$105	53
803 Main St	0.44mi	4/1.5	2,313 (-10%)	11mo	$190,200	$82	52

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

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.19×
• Total profit: $45,935
• Equity at exit: $19,990

10-year hold

• IRR: 48.6%
• Equity multiple: 6.35×
• Total profit: $112,322
• Equity at exit: $22,646

Cash invested: $21,000 (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 17048

• Home prices YoY: -0.2%
• Active inventory: 26
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $781

Break-even live

Break-even rent $753

Max offer price $75,000

Occupancy floor 50%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $75,000 Active 92 DOM
2. 2026-06-17
   days on market $75,000 Active 91 DOM
3. 2026-06-16
   days on market $75,000 Active 90 DOM
4. 2026-06-15
   days on market $75,000 Active 89 DOM
5. 2026-06-13
   days on market $75,000 Active 87 DOM
6. 2026-06-12
   days on market $75,000 Active 86 DOM
7. 2026-06-09
   days on market $75,000 Active 83 DOM
8. 2026-06-08
   days on market $75,000 Active 82 DOM
9. 2026-06-08
   days on market $75,000 Active 81 DOM
10. 2026-06-07
    days on market $75,000 Active 80 DOM
11. 2026-06-04
    days on market $75,000 Active 77 DOM
12. 2026-06-02
    days on market $75,000 Active 76 DOM
13. 2026-06-01
    days on market $75,000 Active 75 DOM
14. 2026-05-31
    days on market $75,000 Active 74 DOM
15. 2026-03-19
    listed $75,000 Active 921-char remark

    Show marketing remark (921 chars)

    Space is truly an understatement with this spacious 4-bedroom, 2 full-bath home offering endless potential. The first floor features a convenient layout with a full bathroom, comfortable living room, galley-style kitchen, dining room, and a dedicated laundry room—making single-floor living a great option while still providing plenty of space throughout the home. Offering great potential for updates and customization, this property could truly shine and become something special. The flexible layout offers plenty of possibilities to customize the space to fit your needs. Outside, you'll find rear parking with an oversized garage that provides excellent storage, along with a backyard perfect for outdoor enjoyment. The attic also offers the potential to be finished, creating additional living space and adding even more value. Don’t miss the opportunity to bring your ideas and make this home your own.

16. 2026-03-12
    historical $75,000 921-char remark

    Show marketing remark (921 chars)

    Space is truly an understatement with this spacious 4-bedroom, 2 full-bath home offering endless potential. The first floor features a convenient layout with a full bathroom, comfortable living room, galley-style kitchen, dining room, and a dedicated laundry room—making single-floor living a great option while still providing plenty of space throughout the home. Offering great potential for updates and customization, this property could truly shine and become something special. The flexible layout offers plenty of possibilities to customize the space to fit your needs. Outside, you'll find rear parking with an oversized garage that provides excellent storage, along with a backyard perfect for outdoor enjoyment. The attic also offers the potential to be finished, creating additional living space and adding even more value. Don’t miss the opportunity to bring your ideas and make this home your own.

17. 2024-11-14
    soldstatus $44,900 Closed 675-char remark

    Show marketing remark (675 chars)

    Handyman Special! Come take a look at this four bedroom, two full bath house along the main road on 209 in the heart of Lykens! This home is brimming with character and offers a spacious living room, eat in kitchen, large bedrooms, and a big attic on the third floor. It also features a recently installed new furnace, a large back porch, a fenced in backyard, and a detached garage with a second story for additional storage needs. This building has the potential to be a storefront and apartment, presenting a unique opportunity for creative handyman ideas! Located within walking distance to local restaurants and parks, bring your vision and schedule a showing today!!!!!

18. 2024-09-19
    status Pending 675-char remark

    Show marketing remark (675 chars)

    Handyman Special! Come take a look at this four bedroom, two full bath house along the main road on 209 in the heart of Lykens! This home is brimming with character and offers a spacious living room, eat in kitchen, large bedrooms, and a big attic on the third floor. It also features a recently installed new furnace, a large back porch, a fenced in backyard, and a detached garage with a second story for additional storage needs. This building has the potential to be a storefront and apartment, presenting a unique opportunity for creative handyman ideas! Located within walking distance to local restaurants and parks, bring your vision and schedule a showing today!!!!!

19. 2024-08-02
    price $49,900 675-char remark

    Show marketing remark (675 chars)

    Handyman Special! Come take a look at this four bedroom, two full bath house along the main road on 209 in the heart of Lykens! This home is brimming with character and offers a spacious living room, eat in kitchen, large bedrooms, and a big attic on the third floor. It also features a recently installed new furnace, a large back porch, a fenced in backyard, and a detached garage with a second story for additional storage needs. This building has the potential to be a storefront and apartment, presenting a unique opportunity for creative handyman ideas! Located within walking distance to local restaurants and parks, bring your vision and schedule a showing today!!!!!

20. 2024-07-18
    listed $54,900 Active 675-char remark

    Show marketing remark (675 chars)

    Handyman Special! Come take a look at this four bedroom, two full bath house along the main road on 209 in the heart of Lykens! This home is brimming with character and offers a spacious living room, eat in kitchen, large bedrooms, and a big attic on the third floor. It also features a recently installed new furnace, a large back porch, a fenced in backyard, and a detached garage with a second story for additional storage needs. This building has the potential to be a storefront and apartment, presenting a unique opportunity for creative handyman ideas! Located within walking distance to local restaurants and parks, bring your vision and schedule a showing today!!!!!

21. 2017-07-28
    soldstatus $30,000
22. 2017-07-17
    historical
23. 2017-03-05
    listed $37,500
24. 2016-11-01
    historical
25. 2016-02-10
    listed $56,500

ⓘ 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: $1,381 · $115/mo
• Projected year-2 tax: $1,381 · $115/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 17 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: $20,902
• − Mortgage interest: −$4,201
• − Property taxes: −$1,381
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$2,182
• Taxable income: $8,752
• Est. tax owed @ 24.0%: −$2,101
• After-tax cash flow: $7,270/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 — Lykens

• Score: 67/100
• State rank: #969
• US rank: #10571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lykens, PA
• Population (ZIP): 3,801

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 (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Polish 4% Romanian 3% Iranian 3%
• Foreign-born: 1% · Canada, India
• Languages at home: 88% English-only · German/W. Germanic 10% Spanish 2%

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: ▼ -0.48%
• Current HPI: 241.7628
• 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

+32.7% since first listed

11 events — show timeline

• 2026-03-19 Listed $75,000 BRIGHT MLS
• 2026-03-12 Coming Soon $75,000 BRIGHT MLS
• 2024-11-14 Sold (MLS) $44,900 BRIGHT MLS
• 2024-09-19 Pending — BRIGHT MLS
• 2024-08-02 Price Changed $49,900 BRIGHT MLS
• 2024-07-18 Listed $54,900 BRIGHT MLS
• 2017-07-28 Sold (MLS) $30,000 BRIGHT MLS
• 2017-07-17 Listing Removed — BRIGHT MLS
• 2017-03-05 Listed $37,500 BRIGHT MLS
• 2016-11-01 Listing Removed — BRIGHT MLS
• 2016-02-10 Listed $56,500 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $1,381 · +5.6% YoY. Source: county tax records.