1137 Grove St · Williamsport, PA 17701

$188,000

3 bd · 1.5 ba · 2,096 sqft · SingleFamily public records · 76 Days on market

Built 1914 8,276 sqft lot $90/sqft · 35% below area Est $287k · 35% 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• 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

Take a look at this well-maintained three-bedroom, two-bath home located in the desirable East End. This property offers a great layout with comfortable living spaces and nicely sized bedrooms throughout. The primary bedroom features a vaulted ceiling and a spacious walk-in closet, creating a bright and inviting retreat. The home is equipped with central air and efficient natural gas heat, along with a newer roof and heating system for added peace of mind. Outside, you'll find a large fenced-in backyard that provides plenty of space for outdoor activities, pets, or entertaining. A two-car detached garage offers convenient parking. With its functional floor plan, modern mechanical updates, and great location, this home is a wonderful opportunity for comfortable living. 24hr notice

Key facts

• Vaulted ceiling
• Walk-in closet
• Newer roof

Tags

• VAULTED CEILING
• WALK-IN CLOSET
• CENTRAL AIR
• NATURAL GAS HEAT
• NEWER ROOF
• LARGE FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $55 ($659/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 $186k (1.2% below list).
• Recommended offer: $177k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.6% in Williamsport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 188 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 76 days — a 6% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.99% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (median comp): $287,318
• List price: $188,000
• Delta: -34.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Lafayette Pkwy	0.67mi	3/2.0	2,018 (-4%)	9mo	$290,000	$144	53
1315 Mansel Ave	0.61mi	3/1.5	1,881 (-10%)	13mo	$290,000	$154	44

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-24,157
• Equity at exit: $28,031

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-4,681
• Equity at exit: $16,255

Cash invested: $52,640 (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: 188
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$293 /mo · $3,511/yr
• Insurance: −$78
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $55

Break-even live

Break-even rent $1,788

Max offer price $188,000

Occupancy floor 92%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Valley Heights Dr Williamsport, PA	1.0–3.0	1.0–2.0	1195	$3,476	$2.91	14d	1	1.18mi

Listing history 24 events

1. 2026-06-19
   days on market $188,000 Active 76 DOM
2. 2026-06-18
   days on market $188,000 Active 75 DOM
3. 2026-06-17
   days on market $188,000 Active 74 DOM
4. 2026-06-16
   days on market $188,000 Active 73 DOM
5. 2026-06-15
   days on market $188,000 Active 72 DOM
6. 2026-06-14
   days on market $188,000 Active 70 DOM
7. 2026-06-12
   days on market $188,000 Active 69 DOM
8. 2026-06-09
   days on market $188,000 Active 66 DOM
9. 2026-06-08
   days on market $188,000 Active 65 DOM
10. 2026-06-07
    days on market $188,000 Active 64 DOM
11. 2026-06-05
    days on market $188,000 Active 61 DOM
12. 2026-06-02
    days on market $188,000 Active 59 DOM
13. 2026-06-01
    days on market $188,000 Active 58 DOM
14. 2026-05-31
    days on market $188,000 Active 57 DOM
15. 2026-05-30
    days on market $188,000 Active 56 DOM
16. 2026-04-07
    status Active 790-char remark

    Show marketing remark (790 chars)

    Take a look at this well-maintained three-bedroom, two-bath home located in the desirable East End. This property offers a great layout with comfortable living spaces and nicely sized bedrooms throughout. The primary bedroom features a vaulted ceiling and a spacious walk-in closet, creating a bright and inviting retreat. The home is equipped with central air and efficient natural gas heat, along with a newer roof and heating system for added peace of mind. Outside, you'll find a large fenced-in backyard that provides plenty of space for outdoor activities, pets, or entertaining. A two-car detached garage offers convenient parking. With its functional floor plan, modern mechanical updates, and great location, this home is a wonderful opportunity for comfortable living. 24hr notice

17. 2026-03-15
    status Pending 790-char remark

    Show marketing remark (790 chars)

    Take a look at this well-maintained three-bedroom, two-bath home located in the desirable East End. This property offers a great layout with comfortable living spaces and nicely sized bedrooms throughout. The primary bedroom features a vaulted ceiling and a spacious walk-in closet, creating a bright and inviting retreat. The home is equipped with central air and efficient natural gas heat, along with a newer roof and heating system for added peace of mind. Outside, you'll find a large fenced-in backyard that provides plenty of space for outdoor activities, pets, or entertaining. A two-car detached garage offers convenient parking. With its functional floor plan, modern mechanical updates, and great location, this home is a wonderful opportunity for comfortable living. 24hr notice

18. 2026-03-12
    listed $188,000 Active 790-char remark

    Show marketing remark (790 chars)

    Take a look at this well-maintained three-bedroom, two-bath home located in the desirable East End. This property offers a great layout with comfortable living spaces and nicely sized bedrooms throughout. The primary bedroom features a vaulted ceiling and a spacious walk-in closet, creating a bright and inviting retreat. The home is equipped with central air and efficient natural gas heat, along with a newer roof and heating system for added peace of mind. Outside, you'll find a large fenced-in backyard that provides plenty of space for outdoor activities, pets, or entertaining. A two-car detached garage offers convenient parking. With its functional floor plan, modern mechanical updates, and great location, this home is a wonderful opportunity for comfortable living. 24hr notice

19. 2019-09-09
    soldstatus $168,000
20. 2019-09-06
    soldstatus 615-char remark

    Show marketing remark (615 chars)

    Spectacular home in East End Williamsport that must be seen to be appreciated. Practically everything is new and professionally done. .. no shortcuts have been taken with this property! Way too many features to list but some standouts are the large master bedroom with a vaulted ceiling and walk in closet, open entryway with beautiful, custom-built, over-sized staircase to the brand new 2nd floor, central air, and an outdoor area that includes fresh landscaping, a back patio, and a new privacy fence and garage that has been completely refurbished. Contact Colin Day at 570-337-4335 to set up a private showing.

21. 2019-07-15
    listed $164,900 615-char remark

    Show marketing remark (615 chars)

    Spectacular home in East End Williamsport that must be seen to be appreciated. Practically everything is new and professionally done. .. no shortcuts have been taken with this property! Way too many features to list but some standouts are the large master bedroom with a vaulted ceiling and walk in closet, open entryway with beautiful, custom-built, over-sized staircase to the brand new 2nd floor, central air, and an outdoor area that includes fresh landscaping, a back patio, and a new privacy fence and garage that has been completely refurbished. Contact Colin Day at 570-337-4335 to set up a private showing.

22. 2017-11-30
    soldstatus
23. 2017-07-18
    listed $25,000
24. 1997-05-29
    soldstatus $50,000

ⓘ 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: $3,511 · $293/mo
• Projected year-2 tax: $3,511 · $293/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $22,288
• − Mortgage interest: −$10,531
• − Property taxes: −$3,511
• − Insurance: −$1,606
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$5,469
• Taxable loss: −$2,396
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $1,234/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

+276.0% since first listed

9 events — show timeline

• 2026-04-07 Relisted — WBVAR
• 2026-03-15 Pending — WBVAR
• 2026-03-12 Listed $188,000 WBVAR
• 2019-09-09 Sold (Public Records) $168,000 Public Records
• 2019-09-06 Sold (MLS) — WBVAR
• 2019-07-15 Listed $164,900 WBVAR
• 2017-11-30 Sold (MLS) — WBVAR
• 2017-07-18 Listed $25,000 WBVAR
• 1997-05-29 Sold (Public Records) $50,000 Public Records

Property tax history

+3.8%/yr

Latest (2026): $3,511 · +2.5% YoY. Source: county tax records.