770 Main St · Lykens, PA 17048

$104,900

6 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 135 Days on market

Built 1920 6,970 sqft lot ↓ 19% since listing

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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 +7.5/15.0
• 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

Bring your handyman skills and unlock the potential of this spacious three bedroom, two bath home! Situated on a desirable corner lot, this property offers ample space and endless possibilities. Step inside to find a large, inviting kitchen, a generous dining room, and a comfortable entertainment room perfect for gatherings or future updates. An attic provides additional storage or potential expansion options. Whether you’re looking to transform this house into your dream home or seeking a promising investment opportunity for a flip, this property delivers the space and layout to make your vision a reality. Don’t miss your chance to bring new life to this home schedule your tour

Key facts

• Attic storage
• Generous dining room
• Large kitchen

Tags

• CORNER LOT
• LARGE KITCHEN
• GENEROUS DINING ROOM
• ATTIC STORAGE

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Upper Dauphin Area Hs (math 77%, 343 students, 47% FRL).
• 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 $220 of equity ($725 loan paydown + $-505 appreciation (-0.5% local appreciation)).
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1920 — 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. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.21%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 2.21×
• Total profit: $35,479
• Equity at exit: $27,960

10-year hold

• IRR: 30.0%
• Equity multiple: 4.23×
• Total profit: $94,818
• Equity at exit: $31,674

Cash invested: $29,372 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $642

Break-even live

Break-even rent $936

Max offer price $104,900

Occupancy floor 58%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-03-14
   price $104,900
3. 2026-02-16
   price $114,900
4. 2025-11-29
   listed $129,900 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: $1,746 · $146/mo
• Projected year-2 tax: $1,746 · $146/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $20,976
• − Mortgage interest: −$5,876
• − Property taxes: −$1,746
• − Insurance: −$524
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$3,052
• Taxable income: $6,421
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $6,158/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

-19.2% since first listed

4 events — show timeline

• 2026-04-13 Pending — BRIGHT MLS
• 2026-03-14 Price Changed $104,900 BRIGHT MLS
• 2026-02-16 Price Changed $114,900 BRIGHT MLS
• 2025-11-29 Listed $129,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $1,746 · +5.6% YoY. Source: county tax records.