813 Main St · Lykens, PA 17048

$139,900

3 bd · 1.5 ba · 1,328 sqft · SingleFamily public records · 40 Days on market

Built 1900 3,485 sqft lot $105/sqft · 39% above area Est $158k · 11% under ↓ 7% 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 +15.7/30.0
• ARV discount +12.5/15.0
• DSCR +4.8/10.0
• Appreciation +4.8/10.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Come take a look at this beautiful 3-bedroom, 1.5-bath home! Relax on the inviting front porch before stepping inside to an open living room and eat-in kitchen, perfect for everyday living and entertaining. The home offers spacious bedrooms, a finished third-floor attic for additional living space, and a large finished basement ideal for a rec room, office, or storage. Outside, you’ll find a detached garage with extra storage and plumbing, plus a nice-sized backyard ready for gatherings or quiet evenings. Schedule your showing today and see everything this home has to offer!

Key facts

• Open living room
• Nice-sized backyard
• Front porch

Tags

• FRONT PORCH
• OPEN LIVING ROOM
• FINISHED THIRD-FLOOR ATTIC
• LARGE FINISHED BASEMENT
• DETACHED GARAGE
• NICE-SIZED BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage with additional storage area; Two off-street parking spaces; On-street parking available; Total of four garage and parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached structure; Frame construction
• Construction: Frame construction; Permanent foundation; Garage(s) on the property
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Baseboard hot water heating (oil-fired); Window air conditioning units; 200+ amp electrical service; Oil hot water system
• Interior features: Fully finished basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $61 ($737/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 $120k (14.2% below list).
• Recommended offer: $120k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#969 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Upper Dauphin Area SD (rural): math 37% / reading 55% proficiency, ranked #259 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Upper Dauphin Area Hs (math 77%, 343 students, 47% FRL).
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• In year one you build about $294 of equity ($967 loan paydown + $-673 appreciation (-0.5% local appreciation)).

Negotiation context

• It's been on market 40 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000 (14.2% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.86% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $157,580
• List price: $139,900
• Delta: -11.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 South St	0.25mi	3/1.0	1,316 (-1%)	12mo	$165,000	$125	75
822 Main St	0.05mi	3/1.5	1,265 (-5%)	23mo	$175,000	$138	71
618 Park View Rd	0.39mi	3/1.5	1,296 (-2%)	15mo	$234,000	$181	65
641-645 Main St	0.28mi	2/1.5 (-1)	1,152 (-13%)	6mo	$150,000	$130	55
312 Pottsville St	0.53mi	3/1.5	1,410 (+6%)	23mo	$120,000	$85	46
519 S 2nd St	0.49mi	2/1.0 (-1)	1,248 (-6%)	23mo	$61,000	$49	41
521 S 2nd St	0.49mi	2/2.0 (-1)	1,503 (+13%)	12mo	$205,000	$136	39

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

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.91×
• Total profit: $-3,348
• Equity at exit: $37,289

10-year hold

• IRR: 4.2%
• Equity multiple: 1.43×
• Total profit: $16,882
• Equity at exit: $42,242

Cash invested: $39,172 (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 17048

• Home prices YoY: -0.2%
• Active inventory: 26
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $61

Break-even live

Break-even rent $1,122

Max offer price $139,900

Occupancy floor 90%

Sensitivity live

Price	-10% $141	-5% $101	+0% $61	+5% $22	+10% $-18
Rent	-10% $-33	-5% $14	+0% $61	+5% $109	+10% $156
Rate	-1.0pp $132	-0.5pp $97	base $61	+0.5pp $25	+1.0pp $-12

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Spruce St Lykens, PA	2.0	1.0	1404	$1,200	$0.85	45d	1	0.19mi

Listing history 13 events

1. 2026-06-17
   status $139,900 Pending 40 DOM
2. 2026-06-17
   days on market $139,900 Active 40 DOM
3. 2026-06-16
   days on market $139,900 Active 39 DOM
4. 2026-06-15
   days on market $139,900 Active 38 DOM
5. 2026-06-13
   days on market $139,900 Active 36 DOM
6. 2026-06-12
   days on market $139,900 Active 35 DOM
7. 2026-06-09
   days on market $139,900 Active 32 DOM
8. 2026-06-09
   status $139,900 Active 31 DOM
9. 2026-06-02
   status $139,900 Pending 31 DOM
10. 2026-06-01
    days on market $139,900 Active 31 DOM
11. 2026-05-31
    days on market $139,900 Active 30 DOM
12. 2026-05-13
    price $144,900 587-char remark
13. 2026-05-01
    listed $149,900 Active 587-char remark

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,673 · $139/mo
• Expected delta: +$537/yr (+$45/mo · 47.3%)

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,400
• − Mortgage interest: −$7,837
• − Property taxes: −$1,136
• − Insurance: −$700
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,070
• Taxable loss: −$1,646
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $1,132/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: Upper Dauphin Area SD
• NCES district ID: 4224360
• Math proficiency: 37% ▼ -3.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $48,201
• Composite: 39.23/100
• National rank: #4012
• State rank: #259 of 539 in PA

Livability — Lykens

• Score: 67/100
• State rank: #969
• US rank: #10571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lykens, PA
• Population (ZIP): 3,801

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Polish 4% Romanian 3% Iranian 3%
• Foreign-born: 1% · Canada, India
• Languages at home: 88% English-only · German/W. Germanic 10% Spanish 2%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 241.7628
• 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

-6.7% since first listed

6 events — show timeline

• 2026-06-17 Pending — BRIGHT MLS
• 2026-06-08 Relisted — BRIGHT MLS
• 2026-06-01 Pending — BRIGHT MLS
• 2026-05-28 Price Changed $139,900 BRIGHT MLS
• 2026-05-13 Price Changed $144,900 BRIGHT MLS
• 2026-05-01 Listed $149,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $1,136 · +5.6% YoY. Source: county tax records.