129 W Central Ave · South Williamsport, PA 17702

$195,000

4 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 48 Days on market

Built 1901 6,534 sqft lot $144/sqft · 5% above area Est $192k · at est.

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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 +15.7/30.0
• ARV discount +6.9/15.0
• DSCR +4.8/10.0
• Livability +4.3/5.0
• 1% rule +4.1/10.0
• 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

Charming 4 bedroom, 1.5 bath brick two-story home in a great neighborhood. Features hardwood floors throughout and a convenient first-floor laundry setup. The partially finished attic offers additional flexible space for an office or playroom. Enjoy a private backyard and a detached 2 car garage. with newer gas furnace and water heater.

Key facts

• Private backyard
• Hardwood floors
• First-floor laundry

Tags

• HARDWOOD FLOORS
• FIRST-FLOOR LAUNDRY
• PARTIALLY FINISHED ATTIC
• PRIVATE BACKYARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $178k (8.7% below list).
• Recommended offer: $178k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 36 active listings in the ZIP; 1 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 48 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $195k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,000 (8.7% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 0.91% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (median comp): $192,275
• List price: $195,000
• Delta: 1.42%
• 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
229 E Central Avenue Ave	0.30mi	3/1.0 (-1)	1,344 (-1%)	13mo	$195,000	$145	69
327 Kane St	0.45mi	3/1.5 (-1)	1,352 (0%)	4mo	$220,000	$163	69
231 Curtin St	0.20mi	3/1.0 (-1)	1,468 (+9%)	4mo	$169,900	$116	68
417 E Central Ave	0.49mi	3/1.0 (-1)	1,329 (-2%)	7mo	$197,000	$148	63
377 Main St	0.25mi	3/2.0 (-1)	1,510 (+12%)	9mo	$220,000	$146	53
349 Bastian Ave	0.51mi	3/1.0 (-1)	1,475 (+9%)	5mo	$197,000	$134	52
1102 W Central Ave	0.60mi	3/1.0 (-1)	1,391 (+3%)	13mo	$216,000	$155	51
492 Winthrop St	0.40mi	3/1.5 (-1)	1,508 (+12%)	15mo	$239,000	$158	43
534 Childs Dr	0.63mi	3/2.0 (-1)	1,420 (+5%)	13mo	$300,000	$211	42
513 Fairmont Ave	0.52mi	3/2.0 (-1)	1,540 (+14%)	3mo	$265,000	$172	41
337 Winthrop St	0.38mi	3/2.0 (-1)	1,500 (+11%)	17mo	$140,000	$93	40
1115 W Front St	0.65mi	3/2.0 (-1)	1,530 (+13%)	7mo	$225,000	$147	32

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-26,214
• Equity at exit: $29,075

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-15,863
• Equity at exit: $16,860

Cash invested: $54,600 (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 17702

• Active inventory: 36
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $84

Break-even live

Break-even rent $1,673

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $195	-5% $140	+0% $84	+5% $29	+10% $-26
Rent	-10% $-56	-5% $14	+0% $84	+5% $155	+10% $225
Rate	-1.0pp $183	-0.5pp $134	base $84	+0.5pp $34	+1.0pp $-18

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.62mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $195,000 Pending 48 DOM
2. 2026-06-03
   days on market $195,000 Active 47 DOM
3. 2026-06-02
   days on market $195,000 Active 46 DOM
4. 2026-06-01
   days on market $195,000 Active 45 DOM
5. 2026-05-31
   days on market $195,000 Active 44 DOM
6. 2026-05-30
   days on market $195,000 Active 43 DOM
7. 2026-04-22
   price $198,000 338-char remark

   Show marketing remark (338 chars)

   Charming 4 bedroom, 1.5 bath brick two-story home in a great neighborhood. Features hardwood floors throughout and a convenient first-floor laundry setup. The partially finished attic offers additional flexible space for an office or playroom. Enjoy a private backyard and a detached 2 car garage. with newer gas furnace and water heater.

8. 2026-04-17
   listed $210,000 Active 338-char remark

   Show marketing remark (338 chars)

   Charming 4 bedroom, 1.5 bath brick two-story home in a great neighborhood. Features hardwood floors throughout and a convenient first-floor laundry setup. The partially finished attic offers additional flexible space for an office or playroom. Enjoy a private backyard and a detached 2 car garage. with newer gas furnace and water heater.

9. 2015-06-02
   soldstatus $125,000
10. 2015-05-29
    soldstatus 195-char remark

    Show marketing remark (195 chars)

    4 BEDROOM 1-1/2 BATH BRICK 2 STORY IN GREAT NEIGHBORHOOD, BEAUTIFULLY REFINISHED WOOD FLOORS THROUGHOUT, PRIVATE YARD WITH 2 CAR GARAGE. CALL JIM SHAIBLE AT 570-971-8901 FOR YOUR PRIVATE SHOWING.

11. 2015-03-28
    listed $119,900 195-char remark

    Show marketing remark (195 chars)

    4 BEDROOM 1-1/2 BATH BRICK 2 STORY IN GREAT NEIGHBORHOOD, BEAUTIFULLY REFINISHED WOOD FLOORS THROUGHOUT, PRIVATE YARD WITH 2 CAR GARAGE. CALL JIM SHAIBLE AT 570-971-8901 FOR YOUR PRIVATE SHOWING.

12. 2009-10-30
    soldstatus $89,250
13. 2009-05-28
    listed $99,900

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $2,848 · $237/mo
• Expected delta: +$233/yr (+$19/mo · 8.9%)

ⓘ 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 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: $21,360
• − Mortgage interest: −$10,923
• − Property taxes: −$2,616
• − Insurance: −$975
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,673
• Taxable loss: −$2,244
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,551/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

+98.2% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $198,000 WBVAR
• 2026-04-17 Listed $210,000 WBVAR
• 2015-06-02 Sold (Public Records) $125,000 Public Records
• 2015-05-29 Sold (MLS) — WBVAR
• 2015-03-28 Listed $119,900 WBVAR
• 2009-10-30 Sold (MLS) $89,250 WBVAR
• 2009-05-28 Listed $99,900 WBVAR

Property tax history

+2.5%/yr

Latest (2026): $2,616 · +2.4% YoY. Source: county tax records.