442 S 2nd St · Lykens, PA 17048

$105,900

3 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 127 Days on market

Built 1900 6,970 sqft lot $86/sqft · 6% below area Est $112k · 6% under

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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 +26.5/30.0
• ARV discount +10.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.3/10.0
• 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

Excellent investment opportunity or owner-occupant option, this 3-bedroom, 1.5-bath single-family home is currently operating as a rental. The functional floor plan and tenant-friendly features include a large, private backyard and a covered back porch that expands usable living space. A detached storage garage adds value and convenience, while the home’s privacy and outdoor space appeal to both homeowners and renters. This property is well-suited for first-time homebuyers looking to add their own personal touch, or investors seeking a stable rental with strong appeal and future upside.

Key facts

• Private backyard
• Outdoor space
• Covered back porch

Tags

• PRIVATE BACKYARD
• COVERED BACK PORCH
• DETACHED STORAGE GARAGE
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% 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; 1 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• In year one you build about $222 of equity ($732 loan paydown + $-510 appreciation (-0.5% local appreciation)).
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $106k implies a 360% 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 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 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: 1.13% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (median comp): $112,202
• List price: $105,900
• Delta: -5.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 S 2nd St	0.10mi	2/1.0 (-1)	1,248 (+1%)	23mo	$61,000	$49	70
416 Main St	0.08mi	3/1.0	1,080 (-13%)	15mo	$120,000	$111	62
641-645 Main St	0.32mi	2/1.5 (-1)	1,152 (-7%)	6mo	$150,000	$130	62
700 South St	0.39mi	3/1.0	1,316 (+6%)	12mo	$165,000	$125	61
618 Park View Rd	0.36mi	3/1.5	1,296 (+5%)	15mo	$234,000	$181	61
123-S S Edward St	0.28mi	2/1.5 (-1)	1,090 (-12%)	8mo	$135,000	$124	53
822 Main St	0.62mi	3/1.5	1,265 (+2%)	23mo	$175,000	$138	46

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: 6.5%
• Equity multiple: 1.30×
• Total profit: $8,937
• Equity at exit: $28,227

10-year hold

• IRR: 12.2%
• Equity multiple: 2.27×
• Total profit: $37,638
• Equity at exit: $31,976

Cash invested: $29,652 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$555
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $226

Break-even live

Break-even rent $914

Max offer price $105,900

Occupancy floor 76%

Sensitivity live

Price	-10% $286	-5% $256	+0% $226	+5% $196	+10% $166
Rent	-10% $131	-5% $179	+0% $226	+5% $273	+10% $321
Rate	-1.0pp $279	-0.5pp $253	base $226	+0.5pp $199	+1.0pp $171

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Spruce St Lykens, PA	2.0	1.0	1404	$1,200	$0.85	44d	1	0.41mi

Listing history 25 events

1. 2026-06-21
   days on market $105,900 Active 127 DOM
2. 2026-06-18
   days on market $105,900 Active 125 DOM
3. 2026-06-17
   days on market $105,900 Active 124 DOM
4. 2026-06-16
   days on market $105,900 Active 123 DOM
5. 2026-06-15
   days on market $105,900 Active 122 DOM
6. 2026-06-13
   days on market $105,900 Active 120 DOM
7. 2026-06-12
   days on market $105,900 Active 119 DOM
8. 2026-06-09
   days on market $105,900 Active 116 DOM
9. 2026-06-08
   days on market $105,900 Active 115 DOM
10. 2026-06-08
    days on market $105,900 Active 114 DOM
11. 2026-06-07
    pricedays on market $105,900 Active 113 DOM
12. 2026-06-04
    days on market $108,000 Active 110 DOM
13. 2026-06-02
    days on market $108,000 Active 109 DOM
14. 2026-06-01
    days on market $108,000 Active 108 DOM
15. 2026-05-31
    days on market $108,000 Active 107 DOM
16. 2026-05-08
    price $110,900 599-char remark

    Show marketing remark (599 chars)

    Excellent investment opportunity or owner-occupant option, this 3-bedroom, 1.5-bath single-family home is currently operating as a rental. The functional floor plan and tenant-friendly features include a large, private backyard and a covered back porch that expands usable living space. A detached storage garage adds value and convenience, while the home’s privacy and outdoor space appeal to both homeowners and renters. This property is well-suited for first-time homebuyers looking to add their own personal touch, or investors seeking a stable rental with strong appeal and future upside.

17. 2026-04-24
    price $114,900 599-char remark

    Show marketing remark (599 chars)

    Excellent investment opportunity or owner-occupant option, this 3-bedroom, 1.5-bath single-family home is currently operating as a rental. The functional floor plan and tenant-friendly features include a large, private backyard and a covered back porch that expands usable living space. A detached storage garage adds value and convenience, while the home’s privacy and outdoor space appeal to both homeowners and renters. This property is well-suited for first-time homebuyers looking to add their own personal touch, or investors seeking a stable rental with strong appeal and future upside.

18. 2026-04-02
    price $116,900 599-char remark

    Show marketing remark (599 chars)

    Excellent investment opportunity or owner-occupant option, this 3-bedroom, 1.5-bath single-family home is currently operating as a rental. The functional floor plan and tenant-friendly features include a large, private backyard and a covered back porch that expands usable living space. A detached storage garage adds value and convenience, while the home’s privacy and outdoor space appeal to both homeowners and renters. This property is well-suited for first-time homebuyers looking to add their own personal touch, or investors seeking a stable rental with strong appeal and future upside.

19. 2026-03-26
    price $119,900 599-char remark

    Show marketing remark (599 chars)

    Excellent investment opportunity or owner-occupant option, this 3-bedroom, 1.5-bath single-family home is currently operating as a rental. The functional floor plan and tenant-friendly features include a large, private backyard and a covered back porch that expands usable living space. A detached storage garage adds value and convenience, while the home’s privacy and outdoor space appeal to both homeowners and renters. This property is well-suited for first-time homebuyers looking to add their own personal touch, or investors seeking a stable rental with strong appeal and future upside.

20. 2026-03-02
    status Active 599-char remark

    Show marketing remark (599 chars)

    Excellent investment opportunity or owner-occupant option, this 3-bedroom, 1.5-bath single-family home is currently operating as a rental. The functional floor plan and tenant-friendly features include a large, private backyard and a covered back porch that expands usable living space. A detached storage garage adds value and convenience, while the home’s privacy and outdoor space appeal to both homeowners and renters. This property is well-suited for first-time homebuyers looking to add their own personal touch, or investors seeking a stable rental with strong appeal and future upside.

21. 2026-02-19
    status Pending 599-char remark

    Show marketing remark (599 chars)

    Excellent investment opportunity or owner-occupant option, this 3-bedroom, 1.5-bath single-family home is currently operating as a rental. The functional floor plan and tenant-friendly features include a large, private backyard and a covered back porch that expands usable living space. A detached storage garage adds value and convenience, while the home’s privacy and outdoor space appeal to both homeowners and renters. This property is well-suited for first-time homebuyers looking to add their own personal touch, or investors seeking a stable rental with strong appeal and future upside.

22. 2026-02-02
    listed $124,900 Active 599-char remark

    Show marketing remark (599 chars)

    Excellent investment opportunity or owner-occupant option, this 3-bedroom, 1.5-bath single-family home is currently operating as a rental. The functional floor plan and tenant-friendly features include a large, private backyard and a covered back porch that expands usable living space. A detached storage garage adds value and convenience, while the home’s privacy and outdoor space appeal to both homeowners and renters. This property is well-suited for first-time homebuyers looking to add their own personal touch, or investors seeking a stable rental with strong appeal and future upside.

23. 2018-10-30
    historical
24. 2018-09-04
    listed $46,000 Active
25. 1992-11-30
    soldstatus $23,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$435/yr (+$36/mo · 54.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 16 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: $14,400
• − Mortgage interest: −$5,932
• − Property taxes: −$804
• − Insurance: −$1,196
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,081
• Taxable income: $1,084
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,452/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

+382.2% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $110,900 BRIGHT MLS
• 2026-04-24 Price Changed $114,900 BRIGHT MLS
• 2026-04-02 Price Changed $116,900 BRIGHT MLS
• 2026-03-26 Price Changed $119,900 BRIGHT MLS
• 2026-03-02 Relisted — BRIGHT MLS
• 2026-02-19 Pending — BRIGHT MLS
• 2026-02-02 Listed $124,900 BRIGHT MLS
• 2018-10-30 Listing Removed — BRIGHT MLS
• 2018-09-04 Listed $46,000 BRIGHT MLS
• 1992-11-30 Sold (Public Records) $23,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $804 · +5.6% YoY. Source: county tax records.