369 Boyd St · Cornwall, PA 17042

$200,000

3 bd · 1.0 ba · 1,160 sqft · Townhouse public records · 5 Days on market

Built 1890 3,485 sqft lot Est $177k · 13% over

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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 +15.3/30.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in quaint Miners Village this three bedroom, one and a half bath, semi-detached home, is ready for its new owner. On the first floor, you will find a spacious living room, formal dining room, mudroom and kitchen featuring exposed brick. Off the mudroom, is a rear deck with a patio underneath, a walkout door from the basement and a shed area for additional storage. Two off-street parking spaces in front of the home.

Key facts

• Elevated deck
• Covered patio
• Walk-out basement

Tags

• UPDATED KITCHEN
• EXPOSED BRICK ACCENTS
• COVERED PATIO
• ELEVATED DECK
• PRIVATE FENCED YARD
• WALK-OUT BASEMENT

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Asphalt driveway; Off-street parking and on-street parking available
• Utilities: Public water; Public sewer
• Home design: Semi-detached home; Vinyl siding; Architectural shingle roof
• Construction: Block foundation
• Exterior features: Not in a federal flood zone; Property located in Miner’s Village neighborhood (directions: From 322, turn onto Boyd Street; property is on the left)

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating (oil); Window air conditioning units; 100 Amp electrical service; Electric hot water
• Interior features: Unfinished basement; Living Room; Family Room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $72 ($869/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 $180k (10.0% below list).
• Recommended offer: $180k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 0.9% in Cornwall — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#740 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cornwall-Lebanon SD (suburban): math 37% / reading 56% proficiency, ranked #219 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cornwall El Sch (math 46% / reading 70%, grade C+, #430 of 1,518 statewide, top 29%, 534 students, 33% FRL); Cedar Crest Ms (math 24% / reading 59%, grade F, #234 of 512 statewide, top 47%, 1,302 students, 44% FRL); Cedar Crest Hs (math 77% / reading 34%, grade C, #93 of 437 statewide, top 22%, 1,633 students, 34% FRL).
• Market conditions: Rents rising (+3.5%/yr); 267 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $146k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $180,015 (10.0% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $177,480
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Silver Rd	0.08mi	3/1.0	992 (-14%)	1mo	$105,000	$106	71
339 Boyd St	0.10mi	3/1.0	1,260 (+9%)	20mo	$228,500	$181	64
311 Boyd St	0.22mi	2/1.0 (-1)	1,330 (+15%)	1mo	$180,000	$135	59
318 Boyd St	0.16mi	3/1.0	1,330 (+15%)	13mo	$229,000	$172	58
313 Boyd St	0.21mi	3/1.0	1,330 (+15%)	13mo	$108,000	$81	55
323 Boyd St	0.16mi	3/1.5	1,330 (+15%)	22mo	$224,900	$169	48
128 Anthracite Rd	0.58mi	3/1.0	1,256 (+8%)	15mo	$230,000	$183	47
2 Palmer St	0.63mi	2/1.5 (-1)	1,275 (+10%)	14mo	$195,000	$153	35
222 Rexmont Rd	0.61mi	2/1.5 (-1)	1,304 (+12%)	11mo	$190,000	$146	35

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 · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-26,824
• Equity at exit: $29,821

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-13,387
• 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 17042

• Rents YoY: 3.5%
• Active inventory: 267
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$218 /mo · $2,611/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $72

Break-even live

Break-even rent $1,708

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $186	-5% $129	+0% $72	+5% $16	+10% $-41
Rent	-10% $-70	-5% $1	+0% $72	+5% $144	+10% $215
Rate	-1.0pp $173	-0.5pp $123	base $72	+0.5pp $21	+1.0pp $-32

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 5 events

1. 2026-06-15
   statusdays on market $200,000 Pending 5 DOM
2. 2026-06-14
   days on market $200,000 Active 4 DOM
3. 2026-06-13
   days on market $200,000 Active 3 DOM
4. 2026-06-10
   remarks 699-char remark
5. 2026-06-10
   listed $200,000 Active 1 DOM

ⓘ 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: $2,611 · $218/mo
• Projected year-2 tax: $2,885 · $240/mo
• Expected delta: +$275/yr (+$23/mo · 10.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,602
• − Mortgage interest: −$11,203
• − Property taxes: −$2,611
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,818
• Taxable loss: −$2,486
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,466/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: Cornwall-Lebanon SD
• NCES district ID: 4206840
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $62,483
• Composite: 41.0/100
• National rank: #3589
• State rank: #219 of 539 in PA

Livability — Cornwall

• Score: 70/100
• State rank: #740
• US rank: #7415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cornwall, PA
• County: Lebanon County · 95,836 people
• City population: 40,670
• Metro: Lebanon, PA
• Population (ZIP): 40,161
• Household income: $74,831
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 801.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 8% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Dominican 1%
• Common ancestry: Romanian 2% Polish 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

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: ▼ -124.28%
• Current HPI: 192.3643
• Rent YoY: ▲ 3.53%
• Metro: Lebanon, 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

+69.6% since first listed

21 events — show timeline

• 2026-06-09 Listed $200,000 BRIGHT MLS
• 2023-02-08 Sold (Public Records) $145,500 Public Records
• 2023-02-07 Sold (MLS) $145,500 BRIGHT MLS
• 2023-01-10 Pending — BRIGHT MLS
• 2023-01-06 Listed $140,000 BRIGHT MLS
• 2023-01-03 Coming Soon $140,000 BRIGHT MLS
• 2020-04-08 Sold (Public Records) $122,000 Public Records
• 2020-04-03 Sold (MLS) $122,000 BRIGHT MLS
• 2020-01-17 Price Changed $122,000 BRIGHT MLS
• 2020-01-07 Pending — BRIGHT MLS
• 2019-09-09 Listed $128,000 BRIGHT MLS
• 2017-05-31 Sold (Public Records) $122,000 Public Records
• 2017-05-25 Sold (MLS) $122,000 BRIGHT MLS
• 2017-04-03 Listing Removed — BRIGHT MLS
• 2017-01-16 Listing Removed — BRIGHT MLS
• 2017-01-16 Listed $122,000 BRIGHT MLS
• 2017-01-15 Listed $122,000 BRIGHT MLS
• 2014-09-09 Sold (Public Records) $117,000 Public Records
• 2014-09-04 Sold (MLS) $117,000 BRIGHT MLS
• 2014-07-26 Listing Removed — BRIGHT MLS
• 2014-04-14 Listed $117,900 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $2,611 · +4.1% YoY. Source: county tax records.