429 W Market St · Williamstown, PA 17098

$67,500

6 bd · 2.0 ba · 2,803 sqft · MultiFamily public records · 155 Days on market

Built 1890 7,405 sqft lot

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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 +6.2/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investor Special – 2-Unit Opportunity in Williamstown Bring your vision to 429 W Market Street, a rare two-unit property offering strong rental potential. Each unit features 3 bedrooms and 1 full bath, providing spacious layouts that appeal to tenants or future homeowners alike. The property is in need of major renovations, making it an ideal project for investors, flippers, or those looking to build sweat equity. Once updated, this duplex could generate solid income in a market with strong rental demand. Looking for a cash offer. Conveniently located in Williamstown, the property sits close to local amenities, schools, and commuter routes. Whether you’re looking to expand your

Key facts

• 2 unit opportunity
• Major renovations
• Solid income

Tags

• 2 UNIT OPPORTUNITY
• STRONG RENTAL POTENTIAL
• MAJOR RENOVATIONS
• SOLID INCOME
• CONVENIENTLY LOCATED
• CLOSE TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $68k.

Deal economics

• At list price, monthly cash flow is $964 ($12k/yr) — positive. Per door: $482/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

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 Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 440 students, 98% FRL) — zoned schools average 98% FRL vs 40% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 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 $2k of equity ($467 loan paydown + $2k appreciation (2.5% local appreciation)).
• At projected returns (2.5% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $68k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.74% ✓
• Cap rate: 23.43%
• Cash-on-cash: 61.21%
• DSCR: 3.72
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 65.6%
• Equity multiple: 4.59×
• Total profit: $67,780
• Equity at exit: $28,432

10-year hold

• IRR: 65.5%
• Equity multiple: 9.34×
• Total profit: $157,597
• Equity at exit: $42,380

Cash invested: $18,900 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $964

Break-even live

Break-even rent $630

Max offer price $67,500

Occupancy floor 43%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$1,850
Total (2 units)			$1,850

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-02-12
   status Pending
2. 2025-09-10
   listed $67,500 Active
3. 1995-03-03
   soldstatus $37,750

ⓘ 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: $1,383 · $115/mo
• Projected year-2 tax: $1,383 · $115/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 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 17 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: $22,200
• − Mortgage interest: −$3,781
• − Property taxes: −$1,383
• − Insurance: −$338
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$1,964
• Taxable income: $11,182
• Est. tax owed @ 24.0%: −$2,684
• After-tax cash flow: $8,886/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

+78.8% since first listed

3 events — show timeline

• 2026-02-12 Pending — BRIGHT MLS
• 2025-09-10 Listed $67,500 BRIGHT MLS
• 1995-03-03 Sold (Public Records) $37,750 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,383 · +5.1% YoY. Source: county tax records.