719 Wyoming St · Williamsport, PA 17701

$189,900

3 bd · 1.5 ba · 1,668 sqft · SingleFamily public records · 31 Days on market

Built 1901 6,098 sqft lot Est $257k · 26% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or handy buyers! This 3-bedroom, 2-bath home sits within city limits in a quiet, established neighborhood. With solid bones and a functional layout, it's ready for your updates and renovations. Conveniently located near schools, shopping, and downtown amenities. Home is being sold AS IS—perfect for those looking to add value and make it their own. Room measurements are estimates and should be verified.

Key facts

• 6,098 sq ft lot
• Built 1901
• Listed 31 days

Property features AI

Exterior

• Parking: Off-street parking; Gravel parking
• Utilities: Public water; Electric with circuit breakers
• Home design: Residential property; Level lot
• Construction: Built with block, frame, stone, and aluminum siding; Stone and block foundation; Shingle roof
• Exterior features: Porch

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fans (cooling); No central air
• Interior features: Ceiling fans
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 2 comparable units currently listed for rent nearby; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• At $2,082/mo this rent would consume 47% 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 $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 31 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $100k; list at $190k implies a 90% 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 $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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. 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: 1.10% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $256,872
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 Shiffler Ave	0.74mi	3/2.0	1,700 (+2%)	1mo	$305,000	$179	59
1409 Mansel Ave	0.68mi	3/2.0	1,652 (-1%)	15mo	$240,000	$145	52
1223 Lafayette Pkwy	0.67mi	3/1.5	1,520 (-9%)	4mo	$225,000	$148	51
1315 Mansel Ave	0.63mi	3/1.5	1,881 (+13%)	13mo	$290,000	$154	38

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,453
• Equity at exit: $28,315

10-year hold

• IRR: 8.1%
• Equity multiple: 1.65×
• Total profit: $34,707
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,082 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$236 /mo · $2,838/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $334

Break-even live

Break-even rent $1,660

Max offer price $189,900

Occupancy floor 79%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 E 3rd St Unit 3D Williamsport, PA	2.0	1.0	1300	$2,500	$1.92	43d	1	0.69mi
300 Valley Heights Dr Williamsport, PA	1.0–3.0	1.0–2.0	1195	$3,476	$2.91	14d	1	1.23mi

Listing history 12 events

1. 2026-05-03
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-04-17
   price $189,900
4. 2026-04-07
   status Active
5. 2026-04-01
   status Pending
6. 2026-03-26
   listed $194,900 Active
7. 2026-02-06
   soldstatus Closed 443-char remark

   Show marketing remark (443 chars)

   Great opportunity for investors or handy buyers! This 3-bedroom, 2-bath home sits within city limits in a quiet, established neighborhood. With solid bones and a functional layout, it's ready for your updates and renovations. Conveniently located near schools, shopping, and downtown amenities. Home is being sold AS IS—perfect for those looking to add value and make it their own. Room measurements are estimates and should be verified.

8. 2026-02-06
   soldstatus $100,000

   Show marketing remark (443 chars)

   Great opportunity for investors or handy buyers! This 3-bedroom, 2-bath home sits within city limits in a quiet, established neighborhood. With solid bones and a functional layout, it's ready for your updates and renovations. Conveniently located near schools, shopping, and downtown amenities. Home is being sold AS IS—perfect for those looking to add value and make it their own. Room measurements are estimates and should be verified.

9. 2026-01-08
   status Pending 443-char remark

   Show marketing remark (443 chars)

   Great opportunity for investors or handy buyers! This 3-bedroom, 2-bath home sits within city limits in a quiet, established neighborhood. With solid bones and a functional layout, it's ready for your updates and renovations. Conveniently located near schools, shopping, and downtown amenities. Home is being sold AS IS—perfect for those looking to add value and make it their own. Room measurements are estimates and should be verified.

10. 2026-01-05
    price $115,000 443-char remark

    Show marketing remark (443 chars)

    Great opportunity for investors or handy buyers! This 3-bedroom, 2-bath home sits within city limits in a quiet, established neighborhood. With solid bones and a functional layout, it's ready for your updates and renovations. Conveniently located near schools, shopping, and downtown amenities. Home is being sold AS IS—perfect for those looking to add value and make it their own. Room measurements are estimates and should be verified.

11. 2025-12-07
    price $130,000 443-char remark

    Show marketing remark (443 chars)

    Great opportunity for investors or handy buyers! This 3-bedroom, 2-bath home sits within city limits in a quiet, established neighborhood. With solid bones and a functional layout, it's ready for your updates and renovations. Conveniently located near schools, shopping, and downtown amenities. Home is being sold AS IS—perfect for those looking to add value and make it their own. Room measurements are estimates and should be verified.

12. 2025-10-28
    listed $150,000 Active 443-char remark

    Show marketing remark (443 chars)

    Great opportunity for investors or handy buyers! This 3-bedroom, 2-bath home sits within city limits in a quiet, established neighborhood. With solid bones and a functional layout, it's ready for your updates and renovations. Conveniently located near schools, shopping, and downtown amenities. Home is being sold AS IS—perfect for those looking to add value and make it their own. Room measurements are estimates and should be verified.

ⓘ 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: $2,838 · $236/mo
• Projected year-2 tax: $2,919 · $243/mo
• Expected delta: +$81/yr (+$7/mo · 2.9%)

ⓘ 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 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: $24,989
• − Mortgage interest: −$10,637
• − Property taxes: −$2,838
• − Insurance: −$950
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$5,524
• Taxable income: $1,042
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $3,754/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: 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

+26.6% since first listed

12 events — show timeline

• 2026-05-03 Pending — WBVAR
• 2026-04-27 Contingent — WBVAR
• 2026-04-17 Price Changed $189,900 WBVAR
• 2026-04-07 Relisted — WBVAR
• 2026-04-01 Pending — WBVAR
• 2026-03-26 Listed $194,900 WBVAR
• 2026-02-06 Sold (Public Records) $100,000 Public Records
• 2026-02-06 Sold (MLS) — WBVAR
• 2026-01-08 Pending — WBVAR
• 2026-01-05 Price Changed $115,000 WBVAR
• 2025-12-07 Price Changed $130,000 WBVAR
• 2025-10-28 Listed $150,000 WBVAR

Property tax history

+2.0%/yr

Latest (2026): $2,838 · +2.5% YoY. Source: county tax records.