17 Main St · Lawrenceville, PA 16929

$78,000

1 bd · 1.0 ba · 609 sqft · SingleFamily public records · 56 Days on market

Built 1976 6,970 sqft lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +6.2/10.0
• 1% rule +5.3/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fresh updates and efficient living come together in this charming 609 sq ft home. Recent improvements include electrical upgrades inside and out, new flooring with repaired subflooring, and a refreshed kitchen featuring new cabinets. The bathroom has also been updated with a new vanity and toilet. The manageable size offers low-maintenance living while still providing comfortable space. Whether you are looking for a primary residence, downsizing opportunity, or investment property, this home offers many recent improvements and practical living in a compact footprint. Newer shed is excluded from sale.

Key facts

• New vanity
• New flooring
• New cabinets

Tags

• ELECTRICAL UPGRADES
• NEW FLOORING
• REFRESHED KITCHEN
• NEW CABINETS
• UPDATED BATHROOM
• NEW VANITY

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Electric with circuit breakers
• Home design: Residential property
• Construction: Block foundation; Block and vinyl siding construction; Shingle roof; Built area above grade: 609
• Exterior features: Level, cleared lot; No additional exterior features listed

Interior

• Kitchen: Refrigerator; Range
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Heating present; No cooling
• Interior features: Eat-in kitchen; 4 total rooms
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $22 ($265/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($801 rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,340 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Northern Tioga SD (rural): math 34% / reading 54% proficiency, ranked #301 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($539 loan paydown + $2k appreciation (2.9% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.03% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.48×
• Total profit: $10,404
• Equity at exit: $34,589

10-year hold

• IRR: 11.0%
• Equity multiple: 2.64×
• Total profit: $35,723
• Equity at exit: $52,934

Cash invested: $21,840 (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 16929

• Home prices YoY: 0.9%
• Active inventory: 14
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $22

Break-even live

Break-even rent $773

Max offer price $78,000

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $78,000 Active 56 DOM

   Show marketing remark (607 chars)

   Fresh updates and efficient living come together in this charming 609 sq ft home. Recent improvements include electrical upgrades inside and out, new flooring with repaired subflooring, and a refreshed kitchen featuring new cabinets. The bathroom has also been updated with a new vanity and toilet. The manageable size offers low-maintenance living while still providing comfortable space. Whether you are looking for a primary residence, downsizing opportunity, or investment property, this home offers many recent improvements and practical living in a compact footprint. Newer shed is excluded from sale.

2. 2026-06-17
   days on market $78,000 Active 55 DOM
3. 2026-06-16
   days on market $78,000 Active 54 DOM
4. 2026-06-16
   price $78,000 Active 53 DOM
5. 2026-06-15
   days on market $83,000 Active 53 DOM
6. 2026-06-13
   days on market $83,000 Active 51 DOM
7. 2026-06-12
   days on market $83,000 Active 50 DOM
8. 2026-06-09
   days on market $83,000 Active 47 DOM
9. 2026-06-08
   days on market $83,000 Active 46 DOM
10. 2026-06-08
    days on market $83,000 Active 45 DOM
11. 2026-06-07
    days on market $83,000 Active 44 DOM
12. 2026-06-04
    days on market $83,000 Active 41 DOM
13. 2026-06-02
    days on market $83,000 Active 40 DOM
14. 2026-06-01
    days on market $83,000 Active 39 DOM
15. 2026-05-31
    days on market $83,000 Active 38 DOM
16. 2026-05-11
    price $78,000 607-char remark

    Show marketing remark (607 chars)

    Fresh updates and efficient living come together in this charming 609 sq ft home. Recent improvements include electrical upgrades inside and out, new flooring with repaired subflooring, and a refreshed kitchen featuring new cabinets. The bathroom has also been updated with a new vanity and toilet. The manageable size offers low-maintenance living while still providing comfortable space. Whether you are looking for a primary residence, downsizing opportunity, or investment property, this home offers many recent improvements and practical living in a compact footprint. Newer shed is excluded from sale.

17. 2026-03-31
    price $83,000 607-char remark

    Show marketing remark (607 chars)

    Fresh updates and efficient living come together in this charming 609 sq ft home. Recent improvements include electrical upgrades inside and out, new flooring with repaired subflooring, and a refreshed kitchen featuring new cabinets. The bathroom has also been updated with a new vanity and toilet. The manageable size offers low-maintenance living while still providing comfortable space. Whether you are looking for a primary residence, downsizing opportunity, or investment property, this home offers many recent improvements and practical living in a compact footprint. Newer shed is excluded from sale.

18. 2026-03-16
    listed $88,000 Active 607-char remark

    Show marketing remark (607 chars)

    Fresh updates and efficient living come together in this charming 609 sq ft home. Recent improvements include electrical upgrades inside and out, new flooring with repaired subflooring, and a refreshed kitchen featuring new cabinets. The bathroom has also been updated with a new vanity and toilet. The manageable size offers low-maintenance living while still providing comfortable space. Whether you are looking for a primary residence, downsizing opportunity, or investment property, this home offers many recent improvements and practical living in a compact footprint. Newer shed is excluded from sale.

19. 2026-03-16
    listed $83,000 Active 607-char remark

    Show marketing remark (607 chars)

    Fresh updates and efficient living come together in this charming 609 sq ft home. Recent improvements include electrical upgrades inside and out, new flooring with repaired subflooring, and a refreshed kitchen featuring new cabinets. The bathroom has also been updated with a new vanity and toilet. The manageable size offers low-maintenance living while still providing comfortable space. Whether you are looking for a primary residence, downsizing opportunity, or investment property, this home offers many recent improvements and practical living in a compact footprint. Newer shed is excluded from sale.

20. 2025-10-10
    soldstatus $60,900 Closed

    Show marketing remark (613 chars)

    Charming in-town property with endless possibilities! This 1-bedroom, 1-bath home offers convenient one-story living with paved parking and a level backyard perfect for outdoor enjoyment. Ideally located near restaurants, shops, the post office, and gas stations, and just one mile from US-15, it provides easy access to everyday needs. Zoned commercial, this property offers high visibility and exceptional versatility—whether you're seeking a cozy residence, retail space, office, or other business venture. Compact yet complete with all essentials, this is a wonderful opportunity you won't want to miss!

21. 2025-10-10
    soldstatus $60,900

    Show marketing remark (613 chars)

    Charming in-town property with endless possibilities! This 1-bedroom, 1-bath home offers convenient one-story living with paved parking and a level backyard perfect for outdoor enjoyment. Ideally located near restaurants, shops, the post office, and gas stations, and just one mile from US-15, it provides easy access to everyday needs. Zoned commercial, this property offers high visibility and exceptional versatility—whether you're seeking a cozy residence, retail space, office, or other business venture. Compact yet complete with all essentials, this is a wonderful opportunity you won't want to miss!

22. 2025-10-05
    status Pending

    Show marketing remark (613 chars)

    Charming in-town property with endless possibilities! This 1-bedroom, 1-bath home offers convenient one-story living with paved parking and a level backyard perfect for outdoor enjoyment. Ideally located near restaurants, shops, the post office, and gas stations, and just one mile from US-15, it provides easy access to everyday needs. Zoned commercial, this property offers high visibility and exceptional versatility—whether you're seeking a cozy residence, retail space, office, or other business venture. Compact yet complete with all essentials, this is a wonderful opportunity you won't want to miss!

23. 2025-09-03
    historical Active Under Contract

    Show marketing remark (613 chars)

    Charming in-town property with endless possibilities! This 1-bedroom, 1-bath home offers convenient one-story living with paved parking and a level backyard perfect for outdoor enjoyment. Ideally located near restaurants, shops, the post office, and gas stations, and just one mile from US-15, it provides easy access to everyday needs. Zoned commercial, this property offers high visibility and exceptional versatility—whether you're seeking a cozy residence, retail space, office, or other business venture. Compact yet complete with all essentials, this is a wonderful opportunity you won't want to miss!

24. 2025-08-27
    listed $59,900 Active

    Show marketing remark (613 chars)

    Charming in-town property with endless possibilities! This 1-bedroom, 1-bath home offers convenient one-story living with paved parking and a level backyard perfect for outdoor enjoyment. Ideally located near restaurants, shops, the post office, and gas stations, and just one mile from US-15, it provides easy access to everyday needs. Zoned commercial, this property offers high visibility and exceptional versatility—whether you're seeking a cozy residence, retail space, office, or other business venture. Compact yet complete with all essentials, this is a wonderful opportunity you won't want to miss!

25. 2025-03-13
    listed $59,900 Active
26. 2025-02-25
    status Active
27. 2024-10-16
    price $65,900
28. 2024-09-03
    price $69,900
29. 2024-08-26
    listed $79,000 Active
30. 2024-06-12
    historical
31. 2024-05-06
    listed $89,900
32. 2024-02-27
    status Active
33. 2024-02-02
    historical Active Under Contract
34. 2023-12-12
    listed $89,900 Active
35. 2022-03-31
    historical
36. 2021-12-26
    listed $69,900
37. 2010-01-14
    soldstatus $30,000
38. 1981-06-11
    soldstatus $30,000

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$1/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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $9,610
• − Mortgage interest: −$4,369
• − Property taxes: −$1,231
• − Insurance: −$1,188
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$2,269
• Taxable loss: −$985
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $501/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: Northern Tioga SD
• NCES district ID: 4217730
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $41,816
• Composite: 36.95/100
• National rank: #4534
• State rank: #301 of 539 in PA

Livability — Lawrenceville

• Score: 62/100
• State rank: #1340
• US rank: #16567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawrenceville, PA
• Population (ZIP): 2,569

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Italian 3% Iranian 2%
• Foreign-born: 1% · China, Canada, Jamaica
• Languages at home: 98% English-only · Chinese 1% Spanish 0%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.89%
• Current HPI: 315.5799
• 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

+143.3% since first listed

25 events — show timeline

• 2026-06-18 Price Changed $73,000 NMPA
• 2026-06-15 Price Changed $78,000 WBVAR
• 2026-05-11 Price Changed $78,000 NMPA
• 2026-03-31 Price Changed $83,000 NMPA
• 2026-03-16 Listed $88,000 NMPA
• 2026-03-16 Listed $83,000 WBVAR
• 2025-10-10 Sold (Public Records) $60,900 Public Records
• 2025-10-10 Sold (MLS) $60,900 NMPA
• 2025-10-05 Pending — NMPA
• 2025-09-03 Contingent — NMPA
• 2025-08-27 Listed $59,900 NMPA
• 2025-03-13 Listed $59,900 NMPA
• 2025-02-25 Relisted — NMPA
• 2024-10-16 Price Changed $65,900 NMPA
• 2024-09-03 Price Changed $69,900 NMPA
• 2024-08-26 Listed $79,000 NMPA
• 2024-06-12 Listing Removed — UNYREIS
• 2024-05-06 Listed $89,900 UNYREIS
• 2024-02-27 Relisted — NMPA
• 2024-02-02 Contingent — NMPA
• 2023-12-12 Listed $89,900 NMPA
• 2022-03-31 Listing Removed — UNYREIS
• 2021-12-26 Listed $69,900 UNYREIS
• 2010-01-14 Sold (Public Records) $30,000 Public Records
• 1981-06-11 Sold (Public Records) $30,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $1,231 · +7.8% YoY. Source: county tax records.