814 Park Ave · Williamsport, PA 17701

$109,000

3 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 361 Days on market

Built 1910 3,920 sqft lot $63/sqft · 61% below 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

Key facts

• Convenient location
• 3,920 sq ft lot
• Built 1910

Tags

• 2 STORY TRADITIONAL HOME
• CONVENIENT LOCATION
• NEW ROOF ON DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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); 189 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $36k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.30% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.48%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (median comp): $280,071
• List price: $109,000
• Delta: -61.08%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1026 Rural Ave	0.42mi	3/2.0	1,560 (-10%)	15mo	$275,000	$176	48

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,152
• Equity at exit: $16,252

10-year hold

• IRR: 12.2%
• Equity multiple: 2.03×
• Total profit: $31,512
• Equity at exit: $9,424

Cash invested: $30,520 (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: 189
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$45
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $262

Break-even live

Break-even rent $1,080

Max offer price $109,000

Occupancy floor 76%

Sensitivity live

Price	-10% $323	-5% $293	+0% $262	+5% $231	+10% $200
Rent	-10% $150	-5% $206	+0% $262	+5% $318	+10% $373
Rate	-1.0pp $317	-0.5pp $289	base $262	+0.5pp $234	+1.0pp $205

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
770 W 4th St Williamsport, PA	1.0–2.0	1.0	814	$1,155	$1.42	44d	1	0.29mi
675 Cemetery St Williamsport, PA	3.0	1.0	1185	$1,200	$1.01	44d	1	0.86mi
215 E 3rd St Unit 3D Williamsport, PA	2.0	1.0	1300	$2,500	$1.92	44d	1	1.06mi
1610 Scott St Williamsport, PA	3.0	1.5	1680	$1,350	$0.80	44d	1	1.17mi

Listing history 33 events

1. 2026-06-21
   days on market $109,000 Active 361 DOM
2. 2026-06-19
   days on market $109,000 Active 359 DOM
3. 2026-06-18
   days on market $109,000 Active 358 DOM
4. 2026-06-17
   days on market $109,000 Active 357 DOM
5. 2026-06-16
   days on market $109,000 Active 356 DOM
6. 2026-06-15
   days on market $109,000 Active 355 DOM
7. 2026-06-14
   days on market $109,000 Active 353 DOM
8. 2026-06-12
   days on market $109,000 Active 352 DOM
9. 2026-06-09
   days on market $109,000 Active 349 DOM
10. 2026-06-08
    days on market $109,000 Active 348 DOM
11. 2026-06-07
    days on market $109,000 Active 347 DOM
12. 2026-06-05
    days on market $109,000 Active 344 DOM
13. 2026-06-02
    days on market $109,000 Active 342 DOM
14. 2026-06-01
    days on market $109,000 Active 341 DOM
15. 2026-05-31
    days on market $109,000 Active 340 DOM
16. 2026-05-30
    days on market $109,000 Active 339 DOM
17. 2026-04-14
    price $109,000 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

18. 2026-04-13
    status Active 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

19. 2026-04-13
    price $112,000 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

20. 2026-01-13
    historical Active Under Contract 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

21. 2025-11-01
    status Active 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

22. 2025-10-21
    historical Active Under Contract 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

23. 2025-10-16
    price $105,000 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

24. 2025-10-07
    price $111,000 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

25. 2025-08-26
    price $119,000 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

26. 2025-08-01
    price $128,000 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

27. 2025-07-23
    price $133,000 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

28. 2025-07-15
    price $143,000 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

29. 2025-05-22
    listed $145,000 Active 703-char remark

    Show marketing remark (703 chars)

    Priced right with a motivated seller who has made many repairs. This traditional 2-story home sits on a corner lot near the hospital and features fresh paint, new flooring, and a bright, spacious layout with generously sized bedrooms. Some areas could use additional updating, but the home is fully livable and filled with potential. A detached 3-car garage with a newer roof adds value and versatility-rent out the space to help offset your mortgage or use it for extra storage. Conveniently located near the hospital, bus line, shopping, dining, and schools, this property is a solid choice for first-time buyers or anyone looking to add their own finishing touches and build equity. Being sold AS IS.

30. 2023-03-29
    price $77,900
31. 2023-01-20
    price $82,900
32. 2023-01-06
    price $84,900
33. 2023-01-05
    price $84,500

ⓘ 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: $2,171 · $181/mo
• Projected year-2 tax: $2,171 · $181/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 8/10 Severe FEMA zone X · 99% 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 2% 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: $16,941
• − Mortgage interest: −$6,106
• − Property taxes: −$2,171
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,171
• Taxable income: $1,571
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $2,764/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

+29.0% since first listed

17 events — show timeline

• 2026-04-14 Price Changed $109,000 WBVAR
• 2026-04-13 Relisted — WBVAR
• 2026-04-13 Price Changed $112,000 WBVAR
• 2026-01-13 Contingent — WBVAR
• 2025-11-01 Relisted — WBVAR
• 2025-10-21 Contingent — WBVAR
• 2025-10-16 Price Changed $105,000 WBVAR
• 2025-10-07 Price Changed $111,000 WBVAR
• 2025-08-26 Price Changed $119,000 WBVAR
• 2025-08-01 Price Changed $128,000 WBVAR
• 2025-07-23 Price Changed $133,000 WBVAR
• 2025-07-15 Price Changed $143,000 WBVAR
• 2025-05-22 Listed $145,000 WBVAR
• 2023-03-29 Price Changed $77,900 WBVAR
• 2023-01-20 Price Changed $82,900 WBVAR
• 2023-01-06 Price Changed $84,900 WBVAR
• 2023-01-05 Price Changed $84,500 WBVAR

Property tax history

+2.0%/yr

Latest (2026): $2,171 · +2.5% YoY. Source: county tax records.