2317 Dove St · Williamsport, PA 17701

$99,900

3 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 295 Days on market

Built 1912 4,356 sqft lot $63/sqft · 58% below area

---

Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

Key facts

• Large kitchen
• 4,356 sq ft lot
• Built 1912

Tags

• HUGE CAPTIVE BONUS ROOM
• LARGE KITCHEN
• DETACHED TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.6% in Williamsport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: Rents rising fast (+4.4%/yr); 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

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.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $100k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.32% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 6.3

CMA / ARV

• ARV (median comp): $236,326
• List price: $99,900
• Delta: -57.73%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,427
• Equity at exit: $14,895

10-year hold

• IRR: 12.5%
• Equity multiple: 2.07×
• Total profit: $29,802
• Equity at exit: $8,638

Cash invested: $27,972 (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: 189
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$230 /mo · $2,754/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $245

Break-even live

Break-even rent $1,006

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $302	-5% $273	+0% $245	+5% $217	+10% $189
Rent	-10% $141	-5% $193	+0% $245	+5% $297	+10% $349
Rate	-1.0pp $295	-0.5pp $270	base $245	+0.5pp $219	+1.0pp $193

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Memorial Ave Williamsport, PA	1.0–2.0	1.0	910	$1,335	$1.47	44d	1	0.64mi
1610 Scott St Williamsport, PA	3.0	1.5	1680	$1,350	$0.80	44d	1	1.01mi
675 Cemetery St Williamsport, PA	3.0	1.0	1185	$1,200	$1.01	44d	1	1.34mi

Listing history 17 events

1. 2026-05-31
   days on market $99,900 Active 295 DOM
2. 2026-05-30
   days on market $99,900 Active 294 DOM
3. 2026-05-08
   status Active 463-char remark

   Show marketing remark (463 chars)

   Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

4. 2026-05-08
   historical 463-char remark

   Show marketing remark (463 chars)

   Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

5. 2026-05-07
   price $99,900 463-char remark

   Show marketing remark (463 chars)

   Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

6. 2026-05-01
   status Active 463-char remark

   Show marketing remark (463 chars)

   Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

7. 2026-05-01
   historical 463-char remark

   Show marketing remark (463 chars)

   Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

8. 2026-04-20
   price $109,900 463-char remark

   Show marketing remark (463 chars)

   Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

9. 2026-03-27
   price $120,900 463-char remark

   Show marketing remark (463 chars)

   Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

10. 2026-02-23
    price $125,900 463-char remark

    Show marketing remark (463 chars)

    Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

11. 2026-01-01
    status Active 463-char remark

    Show marketing remark (463 chars)

    Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

12. 2026-01-01
    historical 463-char remark

    Show marketing remark (463 chars)

    Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

13. 2025-10-13
    price $129,500 463-char remark

    Show marketing remark (463 chars)

    Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

14. 2025-09-30
    price $139,500 463-char remark

    Show marketing remark (463 chars)

    Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

15. 2025-09-04
    price $144,500 463-char remark

    Show marketing remark (463 chars)

    Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

16. 2025-08-09
    listed $149,500 Active 463-char remark

    Show marketing remark (463 chars)

    Yes this home needs cosmetics and updating but could be beautiful!! This ole house has some good bones and lots of space! Three bedrooms with a huge captive bonus room, full bathroom with a step-in tub make up the second floor. On the first floor is a large kitchen, living room, dining room, half bath and laundry area with a washer/dryer and chest freezer. You won't have to worry about parking with a detached two car garage. Bring your paintbrush and ideas!

17. 2004-02-11
    soldstatus $58,000

ⓘ 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: $2,754 · $230/mo
• Projected year-2 tax: $2,754 · $230/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 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 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: $15,799
• − Mortgage interest: −$5,596
• − Property taxes: −$2,754
• − Insurance: −$500
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,906
• Taxable income: $1,516
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $2,577/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

+72.2% since first listed

15 events — show timeline

• 2026-05-08 Relisted — WBVAR
• 2026-05-08 Delisted — WBVAR
• 2026-05-07 Price Changed $99,900 WBVAR
• 2026-05-01 Relisted — WBVAR
• 2026-05-01 Delisted — WBVAR
• 2026-04-20 Price Changed $109,900 WBVAR
• 2026-03-27 Price Changed $120,900 WBVAR
• 2026-02-23 Price Changed $125,900 WBVAR
• 2026-01-01 Relisted — WBVAR
• 2026-01-01 Delisted — WBVAR
• 2025-10-13 Price Changed $129,500 WBVAR
• 2025-09-30 Price Changed $139,500 WBVAR
• 2025-09-04 Price Changed $144,500 WBVAR
• 2025-08-09 Listed $149,500 WBVAR
• 2004-02-11 Sold (Public Records) $58,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,754 · +2.5% YoY. Source: county tax records.