3015 Westbranch Hwy · East Buffalo, PA 17837

$100,000

3 bd · 1.0 ba · 1,152 sqft · Other public records · 62 Days on market

Built 1900 9,147 sqft lot $87/sqft · 66% below area

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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
• Schools +5.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located to Lewisburg & Selinsgrove, well cared for home. New replacement windows, newer furnace in 2004. Property will most likely not qualify for FHA or VA financing. Property is in the flood zone. Call 570-412-5801 for all showings.

Key facts

• Shed for storage
• Screened in porch
• 9,147 sq ft lot

Tags

• LEWISBURG SCHOOL DISTRICT
• SCREENED IN PORCH
• SHED FOR STORAGE

Property features AI

Finance

• HOA & community: No community features

Exterior

• Parking: 1-car garage; 2 additional parking spaces
• Utilities: Well water; Cable available
• Home design: Single family residence; Residential property; R-1 zoning
• Construction: Frame construction; No foundation specified; Built area above grade: 1,152 (finished)
• Exterior features: Metal roof; Cable service available

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating; Window unit(s) for cooling; Ceiling fan(s)
• Interior features: Washer and dryer included; Refrigerator included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $958 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lewisburg Area SD (town): math 65% / reading 74% proficiency, ranked #31 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kelly El Sch (math 67% / reading 72%, grade A-, #151 of 1,518 statewide, top 12%, 548 students, 30% FRL); Donald H Eichhorn Ms (math 59% / reading 75%, grade A-, #17 of 512 statewide, top 4%, 413 students, 29% FRL); Lewisburg Hs (math 87%, 610 students, 25% FRL).
• Market conditions: 52 active listings in the ZIP; solid renter incomes; 49 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Union County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $100k implies a 194% 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.20% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.46%
• DSCR: 2.93
• GRM: 3.8

CMA / ARV

• ARV (median comp): $295,714
• List price: $100,000
• Delta: -61.11%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.6%
• Equity multiple: 2.60×
• Total profit: $44,930
• Equity at exit: $14,910

10-year hold

• IRR: 44.2%
• Equity multiple: 5.22×
• Total profit: $118,091
• Equity at exit: $8,646

Cash invested: $28,000 (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 17837

• Active inventory: 52
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$159 /mo · $1,914/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $958

Break-even live

Break-even rent $989

Max offer price $100,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,015	-5% $987	+0% $958	+5% $930	+10% $902
Rent	-10% $785	-5% $872	+0% $958	+5% $1,045	+10% $1,132
Rate	-1.0pp $1,009	-0.5pp $984	base $958	+0.5pp $933	+1.0pp $906

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $100,000 Active 62 DOM
2. 2026-06-21
   pricedays on market $100,000 Active 61 DOM
3. 2026-06-19
   days on market $115,000 Active 59 DOM
4. 2026-06-18
   days on market $115,000 Active 58 DOM
5. 2026-06-17
   days on market $115,000 Active 57 DOM
6. 2026-06-16
   days on market $115,000 Active 56 DOM
7. 2026-06-15
   days on market $115,000 Active 55 DOM
8. 2026-06-14
   days on market $115,000 Active 53 DOM
9. 2026-06-12
   days on market $115,000 Active 52 DOM
10. 2026-06-09
    days on market $115,000 Active 49 DOM
11. 2026-06-09
    price $115,000 Active 48 DOM
12. 2026-06-08
    days on market $124,999 Active 48 DOM
13. 2026-06-07
    days on market $124,999 Active 47 DOM
14. 2026-06-07
    days on market $124,999 Active 46 DOM
15. 2026-06-04
    days on market $124,999 Active 43 DOM
16. 2026-06-02
    days on market $124,999 Active 42 DOM
17. 2026-06-01
    days on market $124,999 Active 41 DOM
18. 2026-05-31
    days on market $124,999 Active 40 DOM
19. 2026-05-31
    days on market $124,999 Active 39 DOM
20. 2026-04-20
    listed $124,999 Active 253-char remark
21. 2015-12-14
    soldstatus $34,000 255-char remark

    Show marketing remark (255 chars)

    Conveniently located to Lewisburg & Selinsgrove, well cared for home. New replacement windows, newer furnace in 2004. Property will most likely not qualify for FHA or VA financing. Property is in the flood zone. Call 570-412-5801 for all showings.

22. 2014-07-01
    listed $40,000 255-char remark

    Show marketing remark (255 chars)

    Conveniently located to Lewisburg & Selinsgrove, well cared for home. New replacement windows, newer furnace in 2004. Property will most likely not qualify for FHA or VA financing. Property is in the flood zone. Call 570-412-5801 for all showings.

23. 1998-04-01
    soldstatus $42,000

ⓘ 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: $1,914 · $159/mo
• Projected year-2 tax: $1,914 · $159/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 9/10 Extreme FEMA zone X (shaded) · 99% 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 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,424
• − Mortgage interest: −$5,602
• − Property taxes: −$1,914
• − Insurance: −$1,166
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$2,909
• Taxable income: $10,605
• Est. tax owed @ 24.0%: −$2,545
• After-tax cash flow: $8,956/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: Lewisburg Area SD
• NCES district ID: 4213590
• Math proficiency: 65% ▼ -2.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $50,129
• Composite: 58.94/100
• National rank: #968
• State rank: #31 of 539 in PA

Livability — East Buffalo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Union County · 18,403 people
• Metro: Lewisburg, PA
• Population (ZIP): 18,403
• Household income: $88,975
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 456.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 46,664 people
• By 2030: 47,704 · +2.2%
• By 2040: 48,798 · +4.6%
• By 2050: 49,048 · +5.1%
• By 2075: 47,491 · +1.8%
• By 2100: 41,817 · -10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Black 4% Asian 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 4% German/W. Germanic 2% Other Indo-European 2%

Political lean MEDSL · Union

• 2024 margin: Strong R (+23.4) · D 37.8% · R 61.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.5pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+24.3 2016: R+25.7 2012: R+23.5 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.78%
• Current HPI: 177.9792
• Rent YoY: —
• Metro: Lewisburg, 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

+138.1% since first listed

6 events — show timeline

• 2026-06-19 Price Changed $100,000 CSVBR
• 2026-06-08 Price Changed $115,000 CSVBR
• 2026-04-20 Listed $124,999 CSVBR
• 2015-12-14 Sold (MLS) $34,000 CSVBR
• 2014-07-01 Listed $40,000 CSVBR
• 1998-04-01 Sold (Public Records) $42,000 Public Records

Property tax history

+1.2%/yr

Latest (2026): $1,914 · +2.1% YoY. Source: county tax records.