5914 S Us-220 · Williamsport, PA 17744

$129,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily · 279 Days on market

Built 1974 Good condition 1.00 ac lot ↓ 21% since listing

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Appreciation +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

Key facts

• Metal roof
• Large basement area
• One acre

Tags

• ONE ACRE
• LARGE BASEMENT AREA
• METAL ROOF
• RIVER ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 5 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $302 of equity ($898 loan paydown + $-596 appreciation (-0.5% local appreciation)).
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.18×
• Total profit: $6,416
• Equity at exit: $34,764

10-year hold

• IRR: 9.7%
• Equity multiple: 2.00×
• Total profit: $36,344
• Equity at exit: $39,498

Cash invested: $36,372 (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 17744

• Home prices YoY: -0.2%
• Active inventory: 5
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $204

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 80%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $129,900 Active 279 DOM
2. 2026-06-18
   days on market $129,900 Active 278 DOM
3. 2026-06-17
   days on market $129,900 Active 277 DOM
4. 2026-06-17
   price $129,900 Active 276 DOM
5. 2026-06-16
   days on market $134,900 Active 276 DOM
6. 2026-06-15
   days on market $134,900 Active 275 DOM
7. 2026-06-14
   days on market $134,900 Active 273 DOM
8. 2026-06-12
   days on market $134,900 Active 272 DOM
9. 2026-06-09
   days on market $134,900 Active 269 DOM
10. 2026-06-08
    days on market $134,900 Active 268 DOM
11. 2026-06-07
    days on market $134,900 Active 267 DOM
12. 2026-06-05
    days on market $134,900 Active 264 DOM
13. 2026-06-02
    days on market $134,900 Active 262 DOM
14. 2026-06-01
    days on market $134,900 Active 261 DOM
15. 2026-05-31
    days on market $134,900 Active 260 DOM
16. 2026-05-30
    days on market $134,900 Active 259 DOM
17. 2026-05-12
    price $134,900 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

18. 2026-04-25
    price $139,900 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

19. 2026-04-22
    price $147,500 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

20. 2025-12-31
    price $149,800 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

21. 2025-12-04
    price $149,900 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

22. 2025-11-10
    price $154,900 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

23. 2025-10-20
    price $158,900 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

24. 2025-10-08
    price $159,900 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

25. 2025-09-26
    price $164,900 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

26. 2025-09-12
    listed $169,900 Active 400-char remark

    Show marketing remark (400 chars)

    Lycoming County, Woodward twp, 3 BR one story home on ONE ACRE. Full Video Tour Available. .. Just ask! spacious lot, large basement area, remodeled, metal roof, easy drive to lots of state lands and out door recreation areas. easy drive to River access. less than hour drive from Penn State, Wellsboro, Lewisburg etc. please included a clear preapproval with all offers or proof of funds. Thank you.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,730
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,779
• Taxable income: $400
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,348/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This single-family home on one acre is in good condition with recent renovations, including new kitchen and bathroom fixtures, flooring, and paint. It's located in a desirable area with easy access to outdoor recreation and state lands.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Rental replace HVAC filter — improves air quality and tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Rental replace HVAC filter — improves air quality and tenant satisfaction ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 43,104
• Population (ZIP): 2,789

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Polish 3% Romanian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -0.46%
• Current HPI: 231.9131
• 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

-20.6% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $134,900 WBVAR
• 2026-04-25 Price Changed $139,900 WBVAR
• 2026-04-22 Price Changed $147,500 WBVAR
• 2025-12-31 Price Changed $149,800 WBVAR
• 2025-12-04 Price Changed $149,900 WBVAR
• 2025-11-10 Price Changed $154,900 WBVAR
• 2025-10-20 Price Changed $158,900 WBVAR
• 2025-10-08 Price Changed $159,900 WBVAR
• 2025-09-26 Price Changed $164,900 WBVAR
• 2025-09-12 Listed $169,900 WBVAR