91 Williams Rd · Frystown, PA 17067

$200,000

2 bd · 2.0 ba · 1,778 sqft · SingleFamily public records · 35 Days on market

Built 1950 1.00 ac lot $112/sqft · 70% below area

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Public Auction Wednesday May 20, 2026 @ 6PM. Open House Saturdays May 2 & 9 from 1-3PM. Buyer required a 10% non-refundable deposit. Settlement within 45 days. Buyer pays the 2% RE Transfer Tax. List price does not reflect the final sales price. * * Country Ranch Home on 1 Acre in the Myerstown/Greble/Bethel Area. Kitchen open to Sitting Room, Living Room w/ Bow Window, 3 BR's, 2 BA, Laundry Room, Bonus Room. Approx. 1724 SF (432 SF is an older Manufactured Home which includes the Laundry, 2 BR's & Bath). Enclosed Front Porch, Basement, 16x26 Deck, Attached 2 Car Oversized Garage. A desirable country location on a 1 acre level to a very gentle sloped corner lot. Ideal First Time Home Buyer property or if looking to downsize. Minutes to Routes 645, 422, 501 & I-78

Key facts

• 1 acre lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.7% below list).
• Recommended offer: $164k (18.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 59/100 on livability (#1,534 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Eastern Lebanon County SD (rural): math 27% / reading 50% proficiency, ranked #360 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elco Intermd Sch (math 31% / reading 55%, grade F, #873 of 1,518 statewide, top 58%, 530 students, 48% FRL); Eastern Lebanon Co Ms (math 12% / reading 47%, grade F, #385 of 512 statewide, top 76%, 613 students, 44% FRL); Eastern Lebanon Co Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 757 students, 37% FRL) — zoned schools average 43% FRL vs 25% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,693 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 0.84% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 9.9

CMA / ARV

• ARV (median comp): $637,940
• List price: $200,000
• Delta: -68.65%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Williams Rd	0.00mi	3/2.0 (+1)	1,724 (-3%)	0mo	$214,000	$124	90
40 Williams	0.36mi	3/2.5 (+1)	2,000 (+12%)	1mo	$825,000	$413	54
917 Houtztown Rd	0.55mi	3/1.0 (+1)	1,911 (+8%)	10mo	$355,000	$186	44

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

Projected returns pro-forma

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

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-45,378
• Equity at exit: $29,821

10-year hold

• IRR: -18.4%
• Equity multiple: 0.00×
• Total profit: $-55,878
• Equity at exit: $17,292

Cash invested: $56,000 (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 17067

• Active inventory: 66
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$406 /mo · $4,867/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-206

Break-even live

Break-even rent $1,946

Max offer price $163,693

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-149	+0% $-206	+5% $-262	+10% $-319
Rent	-10% $-339	-5% $-272	+0% $-206	+5% $-139	+10% $-72
Rate	-1.0pp $-105	-0.5pp $-155	base $-206	+0.5pp $-257	+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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-16
   listed $200,000 Active 793-char remark

   Show marketing remark (793 chars)

   Public Auction Wednesday May 20, 2026 @ 6PM. Open House Saturdays May 2 & 9 from 1-3PM. Buyer required a 10% non-refundable deposit. Settlement within 45 days. Buyer pays the 2% RE Transfer Tax. List price does not reflect the final sales price. * * Country Ranch Home on 1 Acre in the Myerstown/Greble/Bethel Area. Kitchen open to Sitting Room, Living Room w/ Bow Window, 3 BR's, 2 BA, Laundry Room, Bonus Room. Approx. 1724 SF (432 SF is an older Manufactured Home which includes the Laundry, 2 BR's & Bath). Enclosed Front Porch, Basement, 16x26 Deck, Attached 2 Car Oversized Garage. A desirable country location on a 1 acre level to a very gentle sloped corner lot. Ideal First Time Home Buyer property or if looking to downsize. Minutes to Routes 645, 422, 501 & I-78

ⓘ 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: $4,867 · $406/mo
• Projected year-2 tax: $4,867 · $406/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 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,236
• − Mortgage interest: −$11,203
• − Property taxes: −$4,867
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$5,818
• Taxable loss: −$5,890
• Est. tax savings @ 24.0%: +$1,414
• After-tax cash flow: $-1,053/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: Eastern Lebanon County SD
• NCES district ID: 4208460
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $56,026
• Composite: 33.74/100
• National rank: #5371
• State rank: #360 of 539 in PA

Livability — Frystown

• Score: 59/100
• State rank: #1534
• US rank: #20181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,985

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Polish 3% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · German/W. Germanic 5% Spanish 2%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.88%
• Current HPI: 252.0994
• 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

1 event — show timeline

• 2026-04-16 Listed $200,000 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2026): $4,867 · +4.5% YoY. Source: county tax records.