541 N Lincoln St · Palmyra, PA 17078

$130,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 29 Days on market

Built 1950 10,454 sqft lot Est $236k · 45% under

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Why this score? — see what drove the B 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +8.2/10.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous semi recently remodeled with new Kitchen tile floors granite counter new windows roof paint and carpet!! Huge fenced yard with alley access affordable neat and clean must see priced to sell

Key facts

• Built 1950
• Listed 29 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Fee simple ownership
• Construction: Aluminum siding, vinyl siding, block and masonry construction; Block foundation; Rubber roof; Pets allowed (cats and dogs)
• Exterior features: Board fencing; Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Ductless / mini-split cooling (electric); Electric heating; Electric hot water; 100 amp electric service
• Interior features: Dishwasher; Electric oven/range; Refrigerator; Basement with outside entrance and walkout stairs; Unfinished basement with drainage system; At least two access exits
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.8% in Palmyra — 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 79/100 on livability (#246 in PA, #2,112 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Palmyra Area SD (suburban): math 52% / reading 70% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Northside El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 232 students, 41% FRL); Palmyra Area Ms (math 38% / reading 68%, grade C+, #90 of 512 statewide, top 19%, 829 students, 29% FRL); Palmyra Area Shs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,181 students, 23% FRL).
• Market conditions: 112 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $235,872
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 N Lincoln St	0.04mi	3/1.0	1,129 (+3%)	9mo	$270,000	$239	85
421 N Railroad St	0.18mi	2/2.0 (-1)	1,080 (-1%)	7mo	$139,900	$130	75
90 E Hazel St	0.08mi	3/1.0	1,248 (+14%)	3mo	$250,000	$200	70
104 N Locust St	0.56mi	3/1.5	1,144 (+5%)	1mo	$246,900	$216	63
701 N Grant St	0.18mi	3/2.0	1,232 (+13%)	6mo	$310,000	$252	61
624 W Cedar St	0.27mi	3/2.0	1,219 (+12%)	7mo	$80,000	$66	58
523 W Cedar St	0.31mi	3/2.0	1,173 (+7%)	20mo	$114,900	$98	52
230 N Harrison St	0.36mi	2/1.0 (-1)	960 (-12%)	12mo	$225,000	$234	48
260 W Cedar St	0.35mi	2/2.0 (-1)	980 (-10%)	11mo	$80,000	$82	48
107 N Franklin St	0.50mi	3/1.0	1,218 (+12%)	13mo	$305,000	$250	47
228 N Harrison St	0.36mi	2/1.5 (-1)	960 (-12%)	14mo	$220,000	$229	45

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,762
• Equity at exit: $19,383

10-year hold

• IRR: 10.9%
• Equity multiple: 1.86×
• Total profit: $31,174
• Equity at exit: $11,240

Cash invested: $36,400 (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 17078

• Home prices YoY: -25.1%
• Active inventory: 112
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$264 /mo · $3,173/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $357

Break-even live

Break-even rent $1,266

Max offer price $130,000

Occupancy floor 74%

Sensitivity live

Price	-10% $431	-5% $394	+0% $357	+5% $320	+10% $283
Rent	-10% $221	-5% $289	+0% $357	+5% $425	+10% $493
Rate	-1.0pp $422	-0.5pp $390	base $357	+0.5pp $323	+1.0pp $289

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
933 E Maple St Palmyra, PA	2.0	1.5	1404	$1,800	$1.28	45d	1	0.94mi
138 S Hetrick Ave Palmyra, PA	3.0	1.5	1075	$1,600	$1.49	45d	1	1.07mi
822 W Main St Palmyra, PA	3.0	1.0	1410	$1,650	$1.17	15d	1	1.16mi

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-15
   price $130,000
3. 2026-04-06
   status Active
4. 2026-03-17
   status Pending
5. 2026-03-12
   listed $140,000 Active
6. 2026-03-11
   historical $140,000
7. 2013-08-05
   soldstatus $99,000
8. 2013-08-01
   soldstatus $98,000 198-char remark

   Show marketing remark (198 chars)

   Gorgeous semi recently remodeled with new Kitchen tile floors granite counter new windows roof paint and carpet!! Huge fenced yard with alley access affordable neat and clean must see priced to sell

9. 2013-05-23
   historical 198-char remark

   Show marketing remark (198 chars)

   Gorgeous semi recently remodeled with new Kitchen tile floors granite counter new windows roof paint and carpet!! Huge fenced yard with alley access affordable neat and clean must see priced to sell

10. 2012-09-27
    listed $98,000 198-char remark

    Show marketing remark (198 chars)

    Gorgeous semi recently remodeled with new Kitchen tile floors granite counter new windows roof paint and carpet!! Huge fenced yard with alley access affordable neat and clean must see priced to sell

11. 2012-04-06
    historical
12. 2011-10-14
    listed $74,900

ⓘ 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: $3,173 · $264/mo
• Projected year-2 tax: $3,173 · $264/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,618
• − Mortgage interest: −$7,282
• − Property taxes: −$3,173
• − Insurance: −$650
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$3,782
• Taxable income: $2,432
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $3,701/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: Palmyra Area SD
• NCES district ID: 4218390
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $60,526
• Composite: 52.84/100
• National rank: #1537
• State rank: #63 of 539 in PA

Livability — Palmyra

• Score: 79/100
• State rank: #246
• US rank: #2112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmyra, PA
• County: Lebanon County · 95,836 people
• City population: 23,840
• Metro: Lebanon, PA
• Population (ZIP): 23,840
• Household income: $93,135
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 503.0

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 4% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 3% Slovak 1% Serbian 1%
• Foreign-born: 4% · India, Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.77%
• Current HPI: 255.2294
• Rent YoY: —
• Metro: Lebanon, 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

+73.6% since first listed

12 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-15 Price Changed $130,000 BRIGHT MLS
• 2026-04-06 Relisted — BRIGHT MLS
• 2026-03-17 Pending — BRIGHT MLS
• 2026-03-12 Listed $140,000 BRIGHT MLS
• 2026-03-11 Coming Soon $140,000 BRIGHT MLS
• 2013-08-05 Sold (Public Records) $99,000 Public Records
• 2013-08-01 Sold (MLS) $98,000 BRIGHT MLS
• 2013-05-23 Listing Removed — BRIGHT MLS
• 2012-09-27 Listed $98,000 BRIGHT MLS
• 2012-04-06 Listing Removed — BRIGHT MLS
• 2011-10-14 Listed $74,900 BRIGHT MLS

Property tax history

+4.4%/yr

Latest (2026): $3,173 · +0.7% YoY. Source: county tax records.