731 St Paul St · Lewisburg, PA 17837

$309,000

4 bd · 2.0 ba · 1,666 sqft · Other public records · 4 Days on market

Built 1964 0.33 ac lot

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained ranch home offering the ease of one-floor living in a prime location near downtown Lewisburg! This move-in ready home features an open-concept layout, hardwood floors, and recessed lighting, creating a bright and inviting main living space. The primary bedroom with private full bath, main floor laundry, and abundant closet space add everyday convenience and functionality. Enjoy year-round comfort in the three-season sunroom overlooking the spacious yard. The finished basement significantly expands your living space with a wet bar, game room, additional bedroom, and entertainment area, plus plenty of storage including a walk-in cedar closet. You'll find it&rsq

Key facts

• 0.33 acre lot
• Garage
• Built 1964

Property features AI

Exterior

• Parking: Attached front-entry garage with garage door opener; Driveway; One garage/parking space total
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Detached property; Estimated year built
• Construction: Brick and aluminum siding exterior; Block foundation with active radon mitigation; Shingle roof
• Exterior features: Patio(s); Shed; Walkout basement; Partially finished basement; Not in a federal flood zone

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on main level; One bedroom on lower level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms on main level; Two full bathrooms total
• Heating & cooling: Heat pump(s) for heating and cooling; Electric heating and cooling; Electric hot water
• Interior features: Cedar closets; Stall shower; Entry-level bedroom; Master bathroom; Recessed lighting; Wet/dry bar; Wood floors; Estimated living area
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $309k.

Deal economics

• At list price, monthly cash flow is $-25 ($-298/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (12.1% below list).
• Recommended offer: $272k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Lewisburg — 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 78/100 on livability (#279 in PA, #2,468 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: housing C-, commute F, employment F.
• Lewisburg Area SD (town): math 65% / reading 74% proficiency, ranked #31 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 52 active listings in the ZIP; solid renter incomes; 49 units permitted in Union County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Union County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $135k; list at $309k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,666 (12.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1964 — 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-51,591
• Equity at exit: $46,073

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-46,706
• Equity at exit: $26,717

Cash invested: $86,520 (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 17837

• Active inventory: 52
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$422 /mo · $5,062/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-25

Break-even live

Break-even rent $2,748

Max offer price $304,611

Occupancy floor 96%

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-02
   status Pending
2. 2026-04-27
   listed $309,000 Active
3. 2002-06-01
   soldstatus $135,000

ⓘ 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: $5,062 · $422/mo
• Projected year-2 tax: $5,062 · $422/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $32,600
• − Mortgage interest: −$17,309
• − Property taxes: −$5,062
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − Depreciation: −$8,989
• Taxable loss: −$5,521
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $1,027/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: Lewisburg Area SD
• NCES district ID: 4213590
• Math proficiency: 65% ▼ -2.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $50,129
• Composite: 58.94/100
• National rank: #968
• State rank: #31 of 539 in PA

Livability — Lewisburg

• Score: 78/100
• State rank: #279
• US rank: #2468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewisburg, PA
• County: Union County · 18,403 people
• City population: 18,403
• Metro: Lewisburg, PA
• Population (ZIP): 18,403
• Household income: $88,975
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 456.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 46,664 people
• By 2030: 47,704 · +2.2%
• By 2040: 48,798 · +4.6%
• By 2050: 49,048 · +5.1%
• By 2075: 47,491 · +1.8%
• By 2100: 41,817 · -10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Black 4% Asian 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 4% German/W. Germanic 2% Other Indo-European 2%

Political lean MEDSL · Union

• 2024 margin: Strong R (+23.4) · D 37.8% · R 61.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.5pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+24.3 2016: R+25.7 2012: R+23.5 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.78%
• Current HPI: 177.9792
• Rent YoY: —
• Metro: Lewisburg, 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

+128.9% since first listed

3 events — show timeline

• 2026-05-02 Pending — BRIGHT MLS
• 2026-04-27 Listed $309,000 BRIGHT MLS
• 2002-06-01 Sold (Public Records) $135,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $5,062 · +1.2% YoY. Source: county tax records.