337 Louisa St · Williamsport, PA 17701

$174,900

3 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 25 Days on market

Built 1901 3,485 sqft lot $113/sqft · 6% above area Est $166k · 6% 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 +16.9/30.0
• DSCR +5.3/10.0
• ARV discount +5.0/15.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready ! This property has been totally refurbished from top to bottom. New high efficiency furnace/hot water heater, granite counter tops, 3 generous size bedrooms, 2 baths and an eat in kitchen. The large living and dining rooms will be great for Holiday entertaining. The exterior has been nicely landscaped and features a shed and fenced in rear yard for the kiddos and pets. Make your appointment today ! For a private showing call Frank Fagnano at 570-772-4179 or the Weichert office at 570-601-0774 and ask for Frank.

Key facts

• Formal dining room
• Private backyard
• 3,485 sq ft lot

Tags

• FORMAL DINING ROOM
• PRIVATE BACKYARD
• OPEN COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $167k (4.6% below list).
• Recommended offer: $167k (4.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#523 in PA, #4,841 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Williamsport Area SD (urban): math 38% / reading 45% proficiency, ranked #349 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cochran Primary Sch (math 32% / reading 37%, grade F, #1,049 of 1,518 statewide, top 71%, 508 students, 80% FRL); Williamsport Area Ms (math 25% / reading 36%, grade F, #376 of 512 statewide, top 74%, 712 students, 68% FRL); Williamsport Area Shs (math 75% / reading 10%, grade F, #226 of 437 statewide, top 52%, 1,479 students, 64% FRL) — zoned schools average 71% FRL vs 55% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 190 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• This rent runs 38% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask is 30% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,888 (4.6% below list)

Questions for the listing agent

1. Built in 1901 — 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. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $165,625
• List price: $174,900
• Delta: 5.60%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.62×
• Total profit: $-18,449
• Equity at exit: $26,078

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,883
• Equity at exit: $15,122

Cash invested: $48,972 (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 17701

• Rents YoY: 4.4%
• Active inventory: 190
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $117

Break-even live

Break-even rent $1,521

Max offer price $174,900

Occupancy floor 88%

Sensitivity live

Price	-10% $216	-5% $166	+0% $117	+5% $67	+10% $18
Rent	-10% $-15	-5% $51	+0% $117	+5% $183	+10% $249
Rate	-1.0pp $205	-0.5pp $161	base $117	+0.5pp $71	+1.0pp $25

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
770 W 4th St Williamsport, PA	1.0–2.0	1.0	814	$1,155	$1.42	45d	1	0.64mi
215 E 3rd St Unit 3D Williamsport, PA	2.0	1.0	1300	$2,500	$1.92	45d	1	0.65mi
675 Cemetery St Williamsport, PA	3.0	1.0	1185	$1,200	$1.01	45d	1	1.35mi

Listing history 8 events

1. 2026-05-01
   listed $174,900 Active 228-char remark
2. 2022-04-27
   soldstatus $160,000
3. 2019-09-24
   soldstatus 535-char remark

   Show marketing remark (535 chars)

   Move in Ready ! This property has been totally refurbished from top to bottom. New high efficiency furnace/hot water heater, granite counter tops, 3 generous size bedrooms, 2 baths and an eat in kitchen. The large living and dining rooms will be great for Holiday entertaining. The exterior has been nicely landscaped and features a shed and fenced in rear yard for the kiddos and pets. Make your appointment today ! For a private showing call Frank Fagnano at 570-772-4179 or the Weichert office at 570-601-0774 and ask for Frank.

4. 2019-09-24
   soldstatus $126,000

   Show marketing remark (535 chars)

   Move in Ready ! This property has been totally refurbished from top to bottom. New high efficiency furnace/hot water heater, granite counter tops, 3 generous size bedrooms, 2 baths and an eat in kitchen. The large living and dining rooms will be great for Holiday entertaining. The exterior has been nicely landscaped and features a shed and fenced in rear yard for the kiddos and pets. Make your appointment today ! For a private showing call Frank Fagnano at 570-772-4179 or the Weichert office at 570-601-0774 and ask for Frank.

5. 2019-08-08
   listed $134,900 535-char remark

   Show marketing remark (535 chars)

   Move in Ready ! This property has been totally refurbished from top to bottom. New high efficiency furnace/hot water heater, granite counter tops, 3 generous size bedrooms, 2 baths and an eat in kitchen. The large living and dining rooms will be great for Holiday entertaining. The exterior has been nicely landscaped and features a shed and fenced in rear yard for the kiddos and pets. Make your appointment today ! For a private showing call Frank Fagnano at 570-772-4179 or the Weichert office at 570-601-0774 and ask for Frank.

6. 2018-09-20
   soldstatus

   Show marketing remark (200 chars)

   Affordable home with aluminum siding, replacement windows, 3 bedrooms, 1.75 baths, front porch, and rear deck. Being sold as-is. Please include a pre-approval or proof-of-funds letter with all offers.

7. 2018-06-01
   listed $34,900

   Show marketing remark (200 chars)

   Affordable home with aluminum siding, replacement windows, 3 bedrooms, 1.75 baths, front porch, and rear deck. Being sold as-is. Please include a pre-approval or proof-of-funds letter with all offers.

8. 2002-07-25
   soldstatus $39,900

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $2,651 · $221/mo
• Expected delta: +$112/yr (+$9/mo · 4.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $20,027
• − Mortgage interest: −$9,797
• − Property taxes: −$2,539
• − Insurance: −$874
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$5,088
• Taxable loss: −$1,476
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,755/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: Williamsport Area SD
• NCES district ID: 4226460
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $38,637
• Composite: 34.63/100
• National rank: #5150
• State rank: #349 of 539 in PA

Livability — Williamsport

• Score: 74/100
• State rank: #523
• US rank: #4841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsport, PA
• County: Lycoming County · 43,104 people
• City population: 43,104
• Metro: Williamsport, PA
• Population (ZIP): 43,104
• Household income: $53,237
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2178.0

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.61%
• Current HPI: 216.7203
• Rent YoY: ▲ 4.43%
• Metro: Williamsport, 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

+301.0% since first listed

7 events — show timeline

• 2022-04-27 Sold (Public Records) $160,000 Public Records
• 2019-09-24 Sold (Public Records) $126,000 Public Records
• 2019-09-24 Sold (MLS) — WBVAR
• 2019-08-08 Listed $134,900 WBVAR
• 2018-09-20 Sold (MLS) — WBVAR
• 2018-06-01 Listed $34,900 WBVAR
• 2002-07-25 Sold (Public Records) $39,900 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,539 · +2.5% YoY. Source: county tax records.