99 Locust St · Williamsburg, PA 16693

$169,999

4 bd · 1.5 ba · 2,316 sqft · SingleFamily · 103 Days on market

Built 1925 0.49 ac lot $73/sqft · 7% below area Est $183k · 7% under

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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).

• ARV discount +10.7/15.0
• Cash flow +9.7/30.0
• Appreciation +7.4/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautiful house on the hill overlooks the peaceful trail town of Williamsburg with a spectacular all-seasons views of the mountains, the Lower Trail, and Juniata River Trail. This home will grab your attention with its original woodwork, flooring, and stained glass windows. Whether you love a classy, elegant look or a warm, cozy feel, the dining room with built in china cabinet and woodwork and living room with a charming fireplace and pellet stove are sure to please. With 3 bedrooms, a bonus room, and a spacious, fully-finished attic used as the 4th bedroom, there is plenty of room to live and grow! With nearly half an acre, enjoy a paved driveway, back yard with wooded view, or tinker around in the garage or additional shed. Venture down the hill to visit Williamsburg's rail trail, eateries and coffee shop, local library, Riverside Park and Recreation area, and enjoy the proximity of the local schools. More indoor and outdoor entertainment await just over the mountain or down the road at nearby Canoe Creek State Park, Raystown Lake, State College, and Altoona.

Key facts

• Charming fireplace
• Paved driveway
• Pellet stove

Tags

• ORIGINAL WOODWORK
• STAINED GLASS WINDOWS
• BUILT IN CHINA CABINET
• CHARMING FIREPLACE
• PELLET STOVE
• PAVED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (21.0% below list).
• Recommended offer: $134k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#561 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Williamsburg Community SD (rural): math 35% / reading 58% proficiency, ranked #260 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williamsburg Community El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 236 students, 52% FRL); Williamsburg Community Jshs (math 32% / reading 57%, grade F, #196 of 437 statewide, top 47%, 228 students, 34% FRL).
• Market conditions: 15 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.9% local appreciation)).
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,326 (21.0% 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. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $183,202
• List price: $169,999
• Delta: -7.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 E 3rd St	0.16mi	5/2.5 (+1)	2,359 (+2%)	19mo	$177,000	$75	65
214 Black St	0.46mi	4/2.0	2,234 (-4%)	11mo	$109,900	$49	61
721 W 2nd St	0.60mi	3/1.5 (-1)	2,317 (0%)	9mo	$178,000	$77	59
830 Sage Hill Dr	0.74mi	4/2.0	2,400 (+4%)	2mo	$259,700	$108	56
630 Sage Hill Dr	0.56mi	4/1.5	2,506 (+8%)	8mo	$210,000	$84	54
631 W 3rd St	0.54mi	4/1.0	2,251 (-3%)	19mo	$170,000	$76	52
514 W 1st St	0.38mi	4/2.5	2,543 (+10%)	13mo	$150,500	$59	51

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.65×
• Total profit: $30,760
• Equity at exit: $94,904

10-year hold

• IRR: 11.6%
• Equity multiple: 3.10×
• Total profit: $99,838
• Equity at exit: $162,619

Cash invested: $47,600 (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 16693

• Home prices YoY: 3.8%
• Active inventory: 15
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-111

Break-even live

Break-even rent $1,484

Max offer price $150,322

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-63	+0% $-111	+5% $-160	+10% $-208
Rent	-10% $-218	-5% $-164	+0% $-111	+5% $-58	+10% $-5
Rate	-1.0pp $-26	-0.5pp $-68	base $-111	+0.5pp $-155	+1.0pp $-200

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $169,999 Active 103 DOM
2. 2026-06-19
   days on market $169,999 Active 100 DOM
3. 2026-06-18
   days on market $169,999 Active 99 DOM
4. 2026-06-17
   days on market $169,999 Active 98 DOM
5. 2026-06-16
   days on market $169,999 Active 97 DOM
6. 2026-06-15
   days on market $169,999 Active 96 DOM
7. 2026-06-14
   days on market $169,999 Active 94 DOM
8. 2026-06-13
   days on market $169,999 Active 93 DOM
9. 2026-06-10
   days on market $169,999 Active 91 DOM
10. 2026-06-09
    days on market $169,999 Active 90 DOM
11. 2026-06-08
    days on market $169,999 Active 89 DOM
12. 2026-06-07
    days on market $169,999 Active 88 DOM
13. 2026-06-02
    days on market $169,999 Active 83 DOM
14. 2026-06-01
    days on market $169,999 Active 82 DOM
15. 2026-05-31
    days on market $169,999 Active 81 DOM
16. 2026-05-30
    days on market $169,999 Active 80 DOM
17. 2026-04-17
    price $175,900 1083-char remark

    Show marketing remark (1083 chars)

    This beautiful house on the hill overlooks the peaceful trail town of Williamsburg with a spectacular all-seasons views of the mountains, the Lower Trail, and Juniata River Trail. This home will grab your attention with its original woodwork, flooring, and stained glass windows. Whether you love a classy, elegant look or a warm, cozy feel, the dining room with built in china cabinet and woodwork and living room with a charming fireplace and pellet stove are sure to please. With 3 bedrooms, a bonus room, and a spacious, fully-finished attic used as the 4th bedroom, there is plenty of room to live and grow! With nearly half an acre, enjoy a paved driveway, back yard with wooded view, or tinker around in the garage or additional shed. Venture down the hill to visit Williamsburg's rail trail, eateries and coffee shop, local library, Riverside Park and Recreation area, and enjoy the proximity of the local schools. More indoor and outdoor entertainment await just over the mountain or down the road at nearby Canoe Creek State Park, Raystown Lake, State College, and Altoona.

18. 2026-03-11
    listed $182,500 Active 1083-char remark

    Show marketing remark (1083 chars)

    This beautiful house on the hill overlooks the peaceful trail town of Williamsburg with a spectacular all-seasons views of the mountains, the Lower Trail, and Juniata River Trail. This home will grab your attention with its original woodwork, flooring, and stained glass windows. Whether you love a classy, elegant look or a warm, cozy feel, the dining room with built in china cabinet and woodwork and living room with a charming fireplace and pellet stove are sure to please. With 3 bedrooms, a bonus room, and a spacious, fully-finished attic used as the 4th bedroom, there is plenty of room to live and grow! With nearly half an acre, enjoy a paved driveway, back yard with wooded view, or tinker around in the garage or additional shed. Venture down the hill to visit Williamsburg's rail trail, eateries and coffee shop, local library, Riverside Park and Recreation area, and enjoy the proximity of the local schools. More indoor and outdoor entertainment await just over the mountain or down the road at nearby Canoe Creek State Park, Raystown Lake, State College, and Altoona.

19. 2012-10-12
    soldstatus $128,000
20. 2012-10-05
    soldstatus $128,000 5-char remark

    Show marketing remark (5 chars)

    J-164

21. 2012-10-05
    listed $128,000 5-char remark

    Show marketing remark (5 chars)

    J-164

22. 2005-06-17
    soldstatus $97,450

ⓘ 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: $2,523 · $210/mo
• Projected year-2 tax: $2,604 · $217/mo
• Expected delta: +$82/yr (+$7/mo · 3.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,119
• − Mortgage interest: −$9,523
• − Property taxes: −$2,523
• − Insurance: −$850
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$4,945
• Taxable loss: −$4,301
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $-304/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: Williamsburg Community SD
• NCES district ID: 4226430
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 58% ▼ -4.00%
• Median HH income: $43,977
• Composite: 39.22/100
• National rank: #4014
• State rank: #260 of 539 in PA

Livability — Williamsburg

• Score: 73/100
• State rank: #561
• US rank: #5279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, PA
• Population (ZIP): 4,015

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 133.0129
• 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

+80.5% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $175,900 AHARMLS
• 2026-03-11 Listed $182,500 AHARMLS
• 2012-10-12 Sold (Public Records) $128,000 Public Records
• 2012-10-05 Listed $128,000 AHARMLS
• 2012-10-05 Sold (MLS) $128,000 AHARMLS
• 2005-06-17 Sold (Public Records) $97,450 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,523 · +2.0% YoY. Source: county tax records.