333 E Main St · Newmanstown, PA 17073

$150,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 4 Days on market

Built 1930 10,454 sqft lot Est $294k · 49% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RESTORED SCHOOL HOUSE - BRICK/ALUM ON MAIN RD. HOME FEATURES 2 BEDROOMS, 1 FULL BATH, GREAT ROOM, EAT-IN KITCHEN, GAS, ELECTRIC HEAT, WATER TREATMENT, LARGE WINDOW FACING MAIN RD. WASHER, DRYER, REFRIG, DISHWASHER STAYS! STORAGE SPACE AND PLUMBING IN ATTIC, OUTSIDE BASEMENT ENT. LOVELY PROPERTY WITH MUCH POTENTIAL. $2000 SELL- ER'S ASSISTANCE WITH FULL LIST PRICE OFFER.

Key facts

• Unique project house
• Metal roof
• Loft

Tags

• UNIQUE PROJECT HOUSE
• ONE-TIME SCHOOLHOUSE
• LOFT
• METAL ROOF
• LARGE FRONT WINDOWS
• SOUTH-FACING WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 73/100 on livability (#578 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Eastern Lebanon County SD (rural): math 27% / reading 50% proficiency, ranked #360 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 315 units permitted in Lebanon County in 2024 (36 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 $4k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1930 — 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 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?
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: 1.33% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $294,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 E Main St	0.21mi	3/1.5	1,438 (+1%)	8mo	$295,000	$205	80
6 Village Dr	0.16mi	3/2.5	1,550 (+8%)	12mo	$319,900	$206	62
41 Memorial Blvd	0.39mi	3/2.0	1,296 (-9%)	1mo	$250,000	$193	62
43 E Main St	0.42mi	2/1.0 (-1)	1,352 (-5%)	9mo	$165,000	$122	59
24 Cottage Ln	0.41mi	3/2.5	1,519 (+6%)	9mo	$290,000	$191	57
29 Memorial Blvd	0.43mi	4/2.5 (+1)	1,500 (+5%)	5mo	$225,000	$150	56
13 Overlook Ln	0.62mi	3/2.5	1,519 (+6%)	4mo	$355,000	$234	51
218 Sweet Birch Ln	0.55mi	3/2.0	1,607 (+12%)	2mo	$380,000	$236	48
11 Eagle View Dr	0.70mi	4/2.0 (+1)	1,368 (-4%)	12mo	$309,900	$227	42
4 Rosebush Ct	0.63mi	3/2.0	1,631 (+14%)	5mo	$372,750	$229	39
138 W Main St	0.73mi	3/1.5	1,608 (+13%)	6mo	$264,000	$164	38
279 S Sheridan Rd	0.73mi	4/2.0 (+1)	1,620 (+13%)	7mo	$375,000	$231	29

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $5,688
• Equity at exit: $22,365

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $43,778
• Equity at exit: $12,969

Cash invested: $42,000 (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 17073

• Home prices YoY: -13.6%
• Active inventory: 76
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$257 /mo · $3,086/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $470

Break-even live

Break-even rent $1,400

Max offer price $150,000

Occupancy floor 71%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 N Sheridan Rd Newmanstown, PA	4.0	2.0	1672	$1,995	$1.19	13d	1	1.02mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-27
   historical
3. 2026-04-23
   listed $150,000 Active
4. 2003-08-20
   soldstatus $55,000
5. 2003-08-18
   soldstatus $55,000 378-char remark

   Show marketing remark (378 chars)

   RESTORED SCHOOL HOUSE - BRICK/ALUM ON MAIN RD. HOME FEATURES 2 BEDROOMS, 1 FULL BATH, GREAT ROOM, EAT-IN KITCHEN, GAS, ELECTRIC HEAT, WATER TREATMENT, LARGE WINDOW FACING MAIN RD. WASHER, DRYER, REFRIG, DISHWASHER STAYS! STORAGE SPACE AND PLUMBING IN ATTIC, OUTSIDE BASEMENT ENT. LOVELY PROPERTY WITH MUCH POTENTIAL. $2000 SELL- ER'S ASSISTANCE WITH FULL LIST PRICE OFFER.

6. 2003-06-22
   historical 378-char remark

   Show marketing remark (378 chars)

   RESTORED SCHOOL HOUSE - BRICK/ALUM ON MAIN RD. HOME FEATURES 2 BEDROOMS, 1 FULL BATH, GREAT ROOM, EAT-IN KITCHEN, GAS, ELECTRIC HEAT, WATER TREATMENT, LARGE WINDOW FACING MAIN RD. WASHER, DRYER, REFRIG, DISHWASHER STAYS! STORAGE SPACE AND PLUMBING IN ATTIC, OUTSIDE BASEMENT ENT. LOVELY PROPERTY WITH MUCH POTENTIAL. $2000 SELL- ER'S ASSISTANCE WITH FULL LIST PRICE OFFER.

7. 2003-06-22
   historical

   Show marketing remark (378 chars)

   RESTORED SCHOOL HOUSE - BRICK/ALUM ON MAIN RD. HOME FEATURES 2 BEDROOMS, 1 FULL BATH, GREAT ROOM, EAT-IN KITCHEN, GAS, ELECTRIC HEAT, WATER TREATMENT, LARGE WINDOW FACING MAIN RD. WASHER, DRYER, REFRIG, DISHWASHER STAYS! STORAGE SPACE AND PLUMBING IN ATTIC, OUTSIDE BASEMENT ENT. LOVELY PROPERTY WITH MUCH POTENTIAL. $2000 SELL- ER'S ASSISTANCE WITH FULL LIST PRICE OFFER.

8. 2002-10-08
   listed $76,900 378-char remark

   Show marketing remark (378 chars)

   RESTORED SCHOOL HOUSE - BRICK/ALUM ON MAIN RD. HOME FEATURES 2 BEDROOMS, 1 FULL BATH, GREAT ROOM, EAT-IN KITCHEN, GAS, ELECTRIC HEAT, WATER TREATMENT, LARGE WINDOW FACING MAIN RD. WASHER, DRYER, REFRIG, DISHWASHER STAYS! STORAGE SPACE AND PLUMBING IN ATTIC, OUTSIDE BASEMENT ENT. LOVELY PROPERTY WITH MUCH POTENTIAL. $2000 SELL- ER'S ASSISTANCE WITH FULL LIST PRICE OFFER.

9. 2002-08-28
   listed $76,900

ⓘ 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: $3,086 · $257/mo
• Projected year-2 tax: $3,086 · $257/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $23,940
• − Mortgage interest: −$8,402
• − Property taxes: −$3,086
• − Insurance: −$750
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$4,364
• Taxable income: $3,508
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $4,796/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: Eastern Lebanon County SD
• NCES district ID: 4208460
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $56,026
• Composite: 33.74/100
• National rank: #5371
• State rank: #360 of 539 in PA

Livability — Newmanstown

• Score: 73/100
• State rank: #578
• US rank: #5505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newmanstown, PA
• Population (ZIP): 6,064

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Romanian 2% Subsaharan African 1%
• Foreign-born: 3%
• Languages at home: 90% English-only · German/W. Germanic 5% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.77%
• Current HPI: 208.5025
• 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

+95.1% since first listed

9 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-27 Listing Removed — BRIGHT MLS
• 2026-04-23 Listed $150,000 BRIGHT MLS
• 2003-08-20 Sold (Public Records) $55,000 Public Records
• 2003-08-18 Sold (MLS) $55,000 BRIGHT MLS
• 2003-06-22 Listing Removed — BRIGHT MLS
• 2003-06-22 Listing Removed — BRIGHT MLS
• 2002-10-08 Listed $76,900 BRIGHT MLS
• 2002-08-28 Listed $76,900 BRIGHT MLS

Property tax history

+3.3%/yr

Latest (2026): $3,086 · +4.2% YoY. Source: county tax records.