208 East St · Williamstown, PA 17098

$124,900

3 bd · 1.0 ba · 1,479 sqft · Townhouse public records · 2 Days on market

Built 1908 3,485 sqft lot

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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 +9.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Here it is!! This beautifully renovated 3-bedroom, 2 story duplex ready for you to stop renting and move right in! The Pillared covered front porch welcomes you into a spacious double living room and/or dining room with open staircase. Large, updated kitchen with appliances, breakfast bar and dining area offers plenty of space for family gatherings. First floor laundry/mudroom leads to the covered deck overlooking the delightful privacy fenced backyard and leads to the garage. Also, boasting a walk-up attic with lots of extra storage and many upgrades…. New roof, new furnace, new flooring/painting, replacement windows and more. Live in this lovely home and pay less than rent!! Come &

Key facts

• Covered front porch
• Double living room
• Renovated duplex

Tags

• RENOVATED DUPLEX
• COVERED FRONT PORCH
• DOUBLE LIVING ROOM
• UPDATED KITCHEN
• BREAKFAST BAR
• FIRST FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Detached rear-entry garage (1 car); On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached home; Stick-built construction; Composite roof; Block foundation; Building not winterized
• Construction: Constructed with stick-built methods; Composite roof; Block foundation; Garage structure present
• Exterior features: Privacy vinyl rear fencing; Deck(s); Porch(es)

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Hot water baseboard heating (oil-fired); Window cooling units; 100 Amp electrical service with circuit breakers; Hot water from electric and oil
• Interior features: Attic; Dining area; Eat-in kitchen; Unfinished basement with interior access and outside entrance; Deck(s) and porch(es)
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (25.9% below list).
• Recommended offer: $92k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#1,315 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Williams Valley SD (rural): math 16% / reading 44% proficiency, ranked #442 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williams Valley El Sch (math 17% / reading 45%, grade F, #1,116 of 1,518 statewide, top 74%, 521 students, 100% FRL); Williams Valley Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 440 students, 98% FRL) — zoned schools average 99% FRL vs 40% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 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 $4k of equity ($864 loan paydown + $3k appreciation (2.5% local appreciation)).
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,500 (25.9% 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. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $39,933
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 W Broad St	0.08mi	3/1.0	1,594 (+8%)	19mo	$35,000	$22	68
248 E Market St	0.25mi	3/1.0	1,698 (+15%)	4mo	$125,000	$74	60
115 W Broad St	0.08mi	3/1.0	1,661 (+12%)	19mo	$45,000	$27	60

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

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.17×
• Total profit: $5,984
• Equity at exit: $52,610

10-year hold

• IRR: 6.7%
• Equity multiple: 1.96×
• Total profit: $33,549
• Equity at exit: $78,418

Cash invested: $34,972 (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 17098

• Home prices YoY: 1.2%
• Active inventory: 12
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-90

Break-even live

Break-even rent $1,039

Max offer price $109,058

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-54	+0% $-90	+5% $-125	+10% $-160
Rent	-10% $-163	-5% $-126	+0% $-90	+5% $-53	+10% $-17
Rate	-1.0pp $-27	-0.5pp $-58	base $-90	+0.5pp $-122	+1.0pp $-155

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 E Market St Apt 4 Williamstown, PA	2.0	1.0	1000	$925	$0.93	25d	1	0.17mi

Listing history 6 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   listed $124,900 Active
3. 2014-12-31
   historical
4. 2014-06-19
   listed $59,900
5. 2004-09-21
   soldstatus $50,000
6. 1992-07-20
   soldstatus $19,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,667 · $139/mo
• Expected delta: +$306/yr (+$26/mo · 22.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,100
• − Mortgage interest: −$6,996
• − Property taxes: −$1,361
• − Insurance: −$624
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$3,633
• Taxable loss: −$3,291
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $-286/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: Williams Valley SD
• NCES district ID: 4226400
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $47,317
• Composite: 25.84/100
• National rank: #7354
• State rank: #442 of 539 in PA

Livability — Williamstown

• Score: 62/100
• State rank: #1315
• US rank: #16222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamstown, PA
• Population (ZIP): 2,521

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Black 4% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Polish 3% Lithuanian 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 2.49%
• Current HPI: 210.0318
• 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

+557.4% since first listed

6 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-11 Listed $124,900 BRIGHT MLS
• 2014-12-31 Listing Removed — BRIGHT MLS
• 2014-06-19 Listed $59,900 BRIGHT MLS
• 2004-09-21 Sold (Public Records) $50,000 Public Records
• 1992-07-20 Sold (Public Records) $19,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,361 · +5.1% YoY. Source: county tax records.