103 E 4th St · Williamsburg, PA 16693

$125,000

4 bd · 1.5 ba · 1,401 sqft · SingleFamily · 23 Days on market

Built 1940 7,405 sqft lot Est $154k · 19% under

---

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 +19.3/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has been vacant for several years and is being sold as-is, in need of work and cleaning. It offers many great features, including a first-floor bedroom, full bath, and laundry/mudroom. The second floor features 3 additional bedrooms and a half bath in one of the bedrooms. As shown in the photos, the flooring, doors, windows, countertops, and backsplash are all in great condition. Offers welcome! Needs to sell.

Key facts

• Standout kitchen
• Updated electrical
• Dual oven

Tags

• STANDOUT KITCHEN
• BONUS BATHROOM
• DUAL OVEN
• MODERN BACKSPLASH
• UPDATED PLUMBING
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $71 ($847/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#561 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Williamsburg Community SD (rural): math 35% / reading 58% proficiency, ranked #260 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (4.9% local appreciation)).
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $30k; list at $125k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $154,110
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 E 2nd St	0.13mi	3/1.0 (-1)	1,521 (+9%)	6mo	$167,000	$110	68
115 E 2nd St	0.13mi	3/1.5 (-1)	1,204 (-14%)	11mo	$142,500	$118	56
400 Spring St	0.17mi	3/2.0 (-1)	1,260 (-10%)	23mo	$82,000	$65	49
120-22 E 2nd Ave	0.16mi	3/1.0 (-1)	1,544 (+10%)	24mo	$115,000	$74	49

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.93×
• Total profit: $32,380
• Equity at exit: $69,783

10-year hold

• IRR: 15.3%
• Equity multiple: 3.70×
• Total profit: $94,614
• Equity at exit: $119,574

Cash invested: $35,000 (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 16693

• Home prices YoY: 3.8%
• Active inventory: 15
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $71

Break-even live

Break-even rent $1,181

Max offer price $125,000

Occupancy floor 89%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-02-03
   status Pending
2. 2026-01-20
   status Active
3. 2026-01-10
   status Pending
4. 2026-01-01
   listed $125,000 Active
5. 2025-09-26
   soldstatus $30,000 Closed 423-char remark

   Show marketing remark (423 chars)

   This home has been vacant for several years and is being sold as-is, in need of work and cleaning. It offers many great features, including a first-floor bedroom, full bath, and laundry/mudroom. The second floor features 3 additional bedrooms and a half bath in one of the bedrooms. As shown in the photos, the flooring, doors, windows, countertops, and backsplash are all in great condition. Offers welcome! Needs to sell.

6. 2025-08-30
   status Pending 423-char remark

   Show marketing remark (423 chars)

   This home has been vacant for several years and is being sold as-is, in need of work and cleaning. It offers many great features, including a first-floor bedroom, full bath, and laundry/mudroom. The second floor features 3 additional bedrooms and a half bath in one of the bedrooms. As shown in the photos, the flooring, doors, windows, countertops, and backsplash are all in great condition. Offers welcome! Needs to sell.

7. 2025-08-28
   listed $75,000 Active 423-char remark

   Show marketing remark (423 chars)

   This home has been vacant for several years and is being sold as-is, in need of work and cleaning. It offers many great features, including a first-floor bedroom, full bath, and laundry/mudroom. The second floor features 3 additional bedrooms and a half bath in one of the bedrooms. As shown in the photos, the flooring, doors, windows, countertops, and backsplash are all in great condition. Offers welcome! Needs to sell.

8. 2012-09-19
   listed $49,000
9. 2012-06-14
   listed $45,000
10. 1976-10-01
    soldstatus $8,000

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $1,942 · $162/mo
• Expected delta: +$33/yr (+$3/mo · 1.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,248
• − Mortgage interest: −$7,002
• − Property taxes: −$1,910
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,636
• Taxable loss: −$1,162
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $1,126/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: Williamsburg Community SD
• NCES district ID: 4226430
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 58% ▼ -4.00%
• Median HH income: $43,977
• Composite: 39.22/100
• National rank: #4014
• State rank: #260 of 539 in PA

Livability — Williamsburg

• Score: 73/100
• State rank: #561
• US rank: #5279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,015

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 133.0129
• 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

+1462.5% since first listed

10 events — show timeline

• 2026-02-03 Pending — AHARMLS
• 2026-01-20 Relisted — AHARMLS
• 2026-01-10 Pending — AHARMLS
• 2026-01-01 Listed $125,000 AHARMLS
• 2025-09-26 Sold (MLS) $30,000 AHARMLS
• 2025-08-30 Pending — AHARMLS
• 2025-08-28 Listed $75,000 AHARMLS
• 2012-09-19 Listed $49,000 AHARMLS
• 2012-06-14 Listed $45,000 AHARMLS
• 1976-10-01 Sold (Public Records) $8,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,910 · +2.0% YoY. Source: county tax records.