726 Main St · South Williamsport, PA 17702

$200,000

3 bd · 1.0 ba · 1,592 sqft · SingleFamily public records · 65 Days on market

Built 1901 0.57 ac lot $126/sqft · 6% above area Est $189k · 6% over

---

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 +19.2/30.0
• DSCR +6.0/10.0
• ARV discount +5.0/15.0
• 1% rule +4.9/10.0
• 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 MLS

If you are looking for an affordable home in South Williamsport - come and check this one out! Laundry and 3/4 bathroom on the first floor for convenience. Three bedrooms and a full bath on the second floor. Large lot almost half an acre! Nice covered porch to hang out on. Schedule your showing today!

Key facts

• Covered porch
• Large lot
• 0.57 acre lot

Tags

• LAUNDRY AND 3/4 BATHROOM
• LARGE LOT
• COVERED PORCH

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 $159 ($2k/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 $198k (1.2% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.9% 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.
• Zoned schools: Central El Sch (math 27% / reading 52%, grade F, #947 of 1,518 statewide, top 65%, 440 students, 51% FRL); Rommelt El Sch (math 27% / reading 52%, grade F, #268 of 512 statewide, top 53%, 177 students, 58% FRL); South Williamsport Area Jshs (math 31% / reading 52%, grade F, #249 of 437 statewide, top 57%, 503 students, 44% FRL) — zoned schools average 51% FRL vs 30% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• It's been on market 65 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1901 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $189,388
• List price: $200,000
• Delta: 5.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Bastian Ave	0.17mi	3/1.0	1,475 (-7%)	5mo	$197,000	$134	76
513 Fairmont Ave	0.28mi	3/2.0	1,540 (-3%)	3mo	$265,000	$172	75
834 Main St	0.08mi	3/1.0	1,504 (-6%)	19mo	$121,617	$81	71
377 Main St	0.33mi	3/2.0	1,510 (-5%)	9mo	$220,000	$146	65
204 W Central Ave	0.43mi	3/1.5	1,697 (+7%)	5mo	$185,000	$109	62
231 Curtin St	0.58mi	3/1.0	1,468 (-8%)	4mo	$169,900	$116	57
534 Childs Dr	0.37mi	3/2.0	1,420 (-11%)	13mo	$300,000	$211	50
492 Winthrop St	0.67mi	3/1.5	1,508 (-5%)	15mo	$239,000	$158	46
415 W Central Ave	0.52mi	2/1.5 (-1)	1,410 (-11%)	14mo	$211,325	$150	38
337 Winthrop St	0.72mi	3/2.0	1,500 (-6%)	17mo	$140,000	$93	38
352 Bayard St	0.68mi	3/2.0	1,824 (+15%)	10mo	$255,000	$140	31
346 W Southern Ave	0.61mi	3/2.5	1,445 (-9%)	23mo	$230,000	$159	31

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-22,256
• Equity at exit: $29,821

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,189
• Equity at exit: $17,292

Cash invested: $56,000 (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 17702

• Active inventory: 35
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,977 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$215 /mo · $2,584/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $159

Break-even live

Break-even rent $1,776

Max offer price $200,000

Occupancy floor 87%

Sensitivity live

Price	-10% $272	-5% $215	+0% $159	+5% $102	+10% $46
Rent	-10% $3	-5% $81	+0% $159	+5% $237	+10% $315
Rate	-1.0pp $259	-0.5pp $210	base $159	+0.5pp $107	+1.0pp $54

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	16d	4	0.28mi
215 E 3rd St Unit 3D Williamsport, PA	2.0	1.0	1300	$2,500	$1.92	45d	1	1.09mi

Listing history 23 events

1. 2026-06-21
   days on market $200,000 Active 65 DOM
2. 2026-06-19
   days on market $200,000 Active 63 DOM
3. 2026-06-18
   days on market $200,000 Active 62 DOM
4. 2026-06-17
   days on market $200,000 Active 61 DOM
5. 2026-06-16
   days on market $200,000 Active 60 DOM
6. 2026-06-15
   days on market $200,000 Active 59 DOM
7. 2026-06-14
   days on market $200,000 Active 57 DOM
8. 2026-06-12
   days on market $200,000 Active 56 DOM
9. 2026-06-09
   days on market $200,000 Active 53 DOM
10. 2026-06-08
    days on market $200,000 Active 52 DOM
11. 2026-06-07
    days on market $200,000 Active 51 DOM
12. 2026-06-03
    days on market $200,000 Active 47 DOM
13. 2026-06-02
    days on market $200,000 Active 46 DOM
14. 2026-06-01
    days on market $200,000 Active 45 DOM
15. 2026-05-31
    days on market $200,000 Active 44 DOM
16. 2026-05-30
    days on market $200,000 Active 43 DOM
17. 2026-04-15
    listed $200,000 Active 304-char remark

    Show marketing remark (304 chars)

    If you are looking for an affordable home in South Williamsport - come and check this one out! Laundry and 3/4 bathroom on the first floor for convenience. Three bedrooms and a full bath on the second floor. Large lot almost half an acre! Nice covered porch to hang out on. Schedule your showing today!

18. 2022-03-23
    soldstatus $175,000
19. 2022-03-04
    soldstatus 427-char remark

    Show marketing remark (427 chars)

    Don't miss your opportunity to take advantage of buyers cold feet! You will fall in love with this move in ready, South Williamsport home. This adorable updated brick home features spacious bedrooms, updated bathrooms, replacement windows and a newer roof! Relax and enjoy the seasons from the wrap around porch, rear deck or large backyard, perfect for yard games and entertaining year round. Plus a $1000 flooring credit!

20. 2021-09-09
    listed $175,000 427-char remark

    Show marketing remark (427 chars)

    Don't miss your opportunity to take advantage of buyers cold feet! You will fall in love with this move in ready, South Williamsport home. This adorable updated brick home features spacious bedrooms, updated bathrooms, replacement windows and a newer roof! Relax and enjoy the seasons from the wrap around porch, rear deck or large backyard, perfect for yard games and entertaining year round. Plus a $1000 flooring credit!

21. 2015-09-08
    soldstatus $139,900
22. 2015-09-04
    soldstatus
23. 2015-07-02
    listed $139,900

ⓘ 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: $2,584 · $215/mo
• Projected year-2 tax: $2,872 · $239/mo
• Expected delta: +$288/yr (+$24/mo · 11.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 15 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: $23,723
• − Mortgage interest: −$11,203
• − Property taxes: −$2,584
• − Insurance: −$1,666
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$5,818
• Taxable loss: −$1,344
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $2,227/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

+43.0% since first listed

7 events — show timeline

• 2026-04-15 Listed $200,000 WBVAR
• 2022-03-23 Sold (Public Records) $175,000 Public Records
• 2022-03-04 Sold (MLS) — WBVAR
• 2021-09-09 Listed $175,000 WBVAR
• 2015-09-08 Sold (Public Records) $139,900 Public Records
• 2015-09-04 Sold (MLS) — WBVAR
• 2015-07-02 Listed $139,900 WBVAR

Property tax history

+2.5%/yr

Latest (2026): $2,584 · +2.4% YoY. Source: county tax records.