1000-1002 Walnut St · Williamsport, PA 17701

$299,900

15 bd · None ba · 3,040 sqft · MultiFamily · 66 Days on market

Built 1910 Fair condition 9,147 sqft lot $99/sqft · 56% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This well maintained brick 3 unit is in the heart of the Vallamont neighborhood and on a corner lot. The property is close to UPMC, schools, downtown and Lycoming College. This property has 2 one bedroom units on the 1002 side, and one 3 bedroom unit on the 1000 side. It also has a garage out back that is rented. Both sides are fully occupied and need 24 notice for showings.

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 1×3bd/1ba units multifamily listed at $300k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $480/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 5.6% in 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 74/100 on livability (#523 in PA, #4,841 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Williamsport Area SD (urban): math 38% / reading 45% proficiency, ranked #349 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.4%/yr); 188 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• At $4,447/mo this rent would consume 100% of the median local household income ($53k/yr) (locally 2178% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $281,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.59%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $191,896
• List price: $299,900
• Delta: 56.28%
• Verdict: OVERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.59×
• Total profit: $49,711
• Equity at exit: $44,716

10-year hold

• IRR: 24.3%
• Equity multiple: 3.25×
• Total profit: $189,123
• Equity at exit: $25,930

Cash invested: $83,972 (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 17701

• Rents YoY: 4.4%
• Active inventory: 188
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $4,447 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$934
• Net cashflow: $1,441

Break-even live

Break-even rent $2,623

Max offer price $299,900

Occupancy floor 63%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,970
1× unit	3	1	$1,477
Total (3 units)			$4,447

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $299,900 Active 66 DOM
2. 2026-06-18
   days on market $299,900 Active 65 DOM
3. 2026-06-17
   days on market $299,900 Active 64 DOM
4. 2026-06-16
   days on market $299,900 Active 63 DOM
5. 2026-06-15
   days on market $299,900 Active 62 DOM
6. 2026-06-14
   days on market $299,900 Active 60 DOM
7. 2026-06-12
   days on market $299,900 Active 59 DOM
8. 2026-06-09
   days on market $299,900 Active 56 DOM
9. 2026-06-08
   days on market $299,900 Active 55 DOM
10. 2026-06-07
    days on market $299,900 Active 54 DOM
11. 2026-06-05
    days on market $299,900 Active 51 DOM
12. 2026-06-02
    days on market $299,900 Active 49 DOM
13. 2026-06-01
    days on market $299,900 Active 48 DOM
14. 2026-05-31
    days on market $299,900 Active 47 DOM
15. 2026-05-30
    days on market $299,900 Active 46 DOM
16. 2026-04-14
    listed $299,900 Active 377-char remark

    Show marketing remark (377 chars)

    This well maintained brick 3 unit is in the heart of the Vallamont neighborhood and on a corner lot. The property is close to UPMC, schools, downtown and Lycoming College. This property has 2 one bedroom units on the 1002 side, and one 3 bedroom unit on the 1000 side. It also has a garage out back that is rented. Both sides are fully occupied and need 24 notice for showings.

17. 2026-03-17
    price $299,900 377-char remark

    Show marketing remark (377 chars)

    This well maintained brick 3 unit is in the heart of the Vallamont neighborhood and on a corner lot. The property is close to UPMC, schools, downtown and Lycoming College. This property has 2 one bedroom units on the 1002 side, and one 3 bedroom unit on the 1000 side. It also has a garage out back that is rented. Both sides are fully occupied and need 24 notice for showings.

18. 2026-01-26
    listed $309,900 Active 377-char remark

    Show marketing remark (377 chars)

    This well maintained brick 3 unit is in the heart of the Vallamont neighborhood and on a corner lot. The property is close to UPMC, schools, downtown and Lycoming College. This property has 2 one bedroom units on the 1002 side, and one 3 bedroom unit on the 1000 side. It also has a garage out back that is rented. Both sides are fully occupied and need 24 notice for showings.

19. 2021-08-31
    soldstatus
20. 2021-07-07
    listed $219,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $53,364
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,269
• − Management: −$4,269
• − Depreciation: −$8,724
• Taxable income: $13,304
• Est. tax owed @ 24.0%: −$3,193
• After-tax cash flow: $14,094/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

A fair condition 3-unit property in a desirable location, requiring moderate repairs and maintenance to improve its resale and rental value.

Repairs flagged

• Major Landscaping — Minimal landscaping, needs improvement
• Major Exterior paint — Brick facade shows discoloration

Value-add opportunities

• Both Landscaping — Enhances curb appeal and rental value
• Both Exterior paint — Improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Minimal landscaping, needs improvement	Major	$15,000–50,000
Exterior paint · Brick facade shows discoloration	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and rental value ↑
• Both Exterior paint — Improves home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Williamsport Area SD
• NCES district ID: 4226460
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $38,637
• Composite: 34.63/100
• National rank: #5150
• State rank: #349 of 539 in PA

Livability — Williamsport

• Score: 74/100
• State rank: #523
• US rank: #4841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsport, PA
• County: Lycoming County · 43,104 people
• City population: 43,104
• Metro: Williamsport, PA
• Population (ZIP): 43,104
• Household income: $53,237
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2178.0

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 (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% 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: ▼ -142.61%
• Current HPI: 216.7203
• Rent YoY: ▲ 4.43%
• Metro: Williamsport, 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

+36.4% since first listed

5 events — show timeline

• 2026-04-14 Listed $299,900 BRIGHT MLS
• 2026-03-17 Price Changed $299,900 WBVAR
• 2026-01-26 Listed $309,900 WBVAR
• 2021-08-31 Sold (MLS) — WBVAR
• 2021-07-07 Listed $219,900 WBVAR