309 W Central Ave · South Williamsport, PA 17702

$199,900

3 bd · 1.0 ba · 1,688 sqft · SingleFamily public records · 6 Days on market

Built 1916 6,534 sqft lot Est $226k · 12% under

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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 +20.6/30.0
• ARV discount +12.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +4.3/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice, spacious 2 Story Home offering Three Bedrooms, 1.5 Baths, Large Living Room and Spacious Separate Formal Dining Room. It also features a Covered Front Porch, Partially Covered Rear Deck, One Car Garage with enclosed Bonus Room, and Off Street Parking!! It is situated on a level lot with fenced in yard and Fire Pit and is within walking distance of schools! You'll enjoy a front row seat at the yearly Mummers Parade!! Call or email for your private showing. Don't miss this opportunity!!

Key facts

• Covered front porch
• Off street parking
• Enclosed bonus room

Tags

• COVERED FRONT PORCH
• PARTIALLY COVERED REAR DECK
• ENCLOSED BONUS ROOM
• OFF STREET PARKING
• FENCED IN YARD
• FIRE PIT

Property features AI

Exterior

• Parking: Off-street parking; Alley access
• Utilities: Public water; Electric with circuit breakers
• Home design: Residential property; Single building (details on stories/entry level not specified); Zoning: R2
• Construction: Frame construction; Vinyl siding; Shingle roof; Block foundation; Built area above grade: 1,660
• Exterior features: Deck; Porch; Level lot

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Laminate; Tile; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Natural gas heating; Baseboard heating; Ceiling fan(s); No central air
• Interior features: Ceiling fan(s); Full basement with walk-up access
• Laundry & utility: Washer included; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/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 $196k (1.7% below list).
• Recommended offer: $196k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.8% in South 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 86/100 on livability (#58 in PA, #400 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F.
• South Williamsport Area SD (suburban): math 29% / reading 52% proficiency, ranked #350 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $115k; list at $200k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,448 (1.7% below list)

Questions for the listing agent

1. Built in 1916 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.98% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $226,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 W Central Ave	0.07mi	3/1.5	1,697 (+0%)	5mo	$185,000	$109	90
231 Curtin St	0.19mi	3/1.0	1,468 (-13%)	4mo	$169,900	$116	66
352 Bayard St	0.24mi	3/2.0	1,824 (+8%)	10mo	$255,000	$140	63
377 Main St	0.35mi	3/2.0	1,510 (-10%)	9mo	$220,000	$146	55
492 Winthrop St	0.31mi	3/1.5	1,508 (-11%)	15mo	$239,000	$158	54
695 W Mountain Ave	0.28mi	4/2.5 (+1)	1,844 (+9%)	10mo	$227,000	$123	52
513 Fairmont Ave	0.61mi	3/2.0	1,540 (-9%)	3mo	$265,000	$172	51
337 Winthrop St	0.28mi	3/2.0	1,500 (-11%)	17mo	$140,000	$93	50
1115 W Front St	0.56mi	3/2.0	1,530 (-9%)	7mo	$225,000	$147	48
349 Bastian Ave	0.60mi	3/1.0	1,475 (-13%)	5mo	$197,000	$134	47
834 Main St	0.53mi	3/1.0	1,504 (-11%)	19mo	$121,617	$81	42
504 Reynolds St	0.65mi	4/1.5 (+1)	1,792 (+6%)	18mo	$215,000	$120	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-15,496
• Equity at exit: $29,806

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $8,182
• Equity at exit: $17,284

Cash invested: $55,972 (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 17702

• Active inventory: 35
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $266

Break-even live

Break-even rent $1,628

Max offer price $199,900

Occupancy floor 81%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
948 Main St South Williamsport, PA	1.0–3.0	1.0–2.0	894	$1,780	$1.99	14d	4	0.67mi
215 E 3rd St Unit 3D Williamsport, PA	2.0	1.0	1300	$2,500	$1.92	43d	1	0.89mi
770 W 4th St Williamsport, PA	1.0–2.0	1.0	814	$1,155	$1.42	43d	1	1.24mi

Listing history 6 events

1. 2026-06-12
   status $199,900 Pending 6 DOM
2. 2026-06-09
   days on market $199,900 Active 6 DOM
3. 2026-06-08
   days on market $199,900 Active 5 DOM
4. 2026-06-07
   days on market $199,900 Active 4 DOM
5. 2026-06-03
   remarks 496-char remark
6. 2026-06-03
   listed $199,900 Active 1 DOM

ⓘ 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: $1,855 · $155/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$652/yr (+$54/mo · 35.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $23,574
• − Mortgage interest: −$11,198
• − Property taxes: −$1,855
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$5,815
• Taxable loss: −$66
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $3,205/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: South Williamsport Area SD
• NCES district ID: 4222140
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 52% ▼ -12.00%
• Median HH income: $46,740
• Composite: 34.5/100
• National rank: #5181
• State rank: #350 of 539 in PA

Livability — South Williamsport

• Score: 86/100
• State rank: #58
• US rank: #400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Williamsport, PA
• Population (ZIP): 10,506

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 1% Hispanic / Latino 1% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · 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: ▼ -123.59%
• Current HPI: 216.0615
• 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

+399.8% since first listed

3 events — show timeline

• 2026-05-31 Listed $199,900 WBVAR
• 2013-11-05 Sold (Public Records) $115,000 Public Records
• 2003-08-20 Sold (Public Records) $40,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,855 · +2.4% YoY. Source: county tax records.