701 Fifth Ave · Williamsport, PA 17701

$175,000

4 bd · 2.0 ba · 2,318 sqft · SingleFamily public records · 123 Days on market

Built 1901 7,405 sqft lot $75/sqft · 48% below area Est $335k · 48% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• 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

Beautiful home on a corner lot now available for you to love! This home is full of character with French door, wood accents, and 2 staircases. Many upgrades have been made already. 3 bedrooms, 1.5 bathrooms. Large sized living and dining rooms make gatherings a breeze. There is a good sized fenced in yard to enjoy the outdoors. First floor laundry keeps things convenient. A couple projects have been started and are ready for your finishing touches. Call this beauty your own and leave your mark finishing the projects in your taste.

Key facts

• French door
• Wood accents
• First floor laundry

Tags

• CORNER LOT
• FRENCH DOOR
• WOOD ACCENTS
• FENCED IN YARD
• FIRST FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-19 ($-233/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (12.3% below list).
• Recommended offer: $154k (12.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Stevens Primary Sch (math 24% / reading 54%); Williamsport Area Ms (math 25% / reading 36%, grade F, #376 of 512 statewide, top 74%, 712 students, 68% FRL); Williamsport Area Shs (math 75% / reading 10%, grade F, #226 of 437 statewide, top 52%, 1,479 students, 64% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 190 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).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $5k 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 123 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $175k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,555 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (median comp): $334,618
• List price: $175,000
• Delta: -47.70%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Vallamont Dr Unit NW	0.32mi	4/3.5	2,481 (+7%)	19mo	$460,000	$185	52

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: -15.4%
• Equity multiple: 0.44×
• Total profit: $-27,316
• Equity at exit: $26,093

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-15,759
• Equity at exit: $15,131

Cash invested: $49,000 (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: 190
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$242 /mo · $2,902/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-19

Break-even live

Break-even rent $1,560

Max offer price $171,571

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $30	+0% $-19	+5% $-69	+10% $-118
Rent	-10% $-141	-5% $-80	+0% $-19	+5% $41	+10% $102
Rate	-1.0pp $69	-0.5pp $25	base $-19	+0.5pp $-65	+1.0pp $-111

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Scott St Williamsport, PA	3.0	1.5	1680	$1,350	$0.80	45d	1	0.88mi

Listing history 12 events

1. 2026-06-02
   days on market $175,000 Active 123 DOM
2. 2026-06-01
   days on market $175,000 Active 122 DOM
3. 2026-05-31
   days on market $175,000 Active 121 DOM
4. 2026-05-30
   days on market $175,000 Active 120 DOM
5. 2026-05-04
   price $175,000 536-char remark

   Show marketing remark (536 chars)

   Beautiful home on a corner lot now available for you to love! This home is full of character with French door, wood accents, and 2 staircases. Many upgrades have been made already. 3 bedrooms, 1.5 bathrooms. Large sized living and dining rooms make gatherings a breeze. There is a good sized fenced in yard to enjoy the outdoors. First floor laundry keeps things convenient. A couple projects have been started and are ready for your finishing touches. Call this beauty your own and leave your mark finishing the projects in your taste.

6. 2026-03-12
   price $180,000 536-char remark

   Show marketing remark (536 chars)

   Beautiful home on a corner lot now available for you to love! This home is full of character with French door, wood accents, and 2 staircases. Many upgrades have been made already. 3 bedrooms, 1.5 bathrooms. Large sized living and dining rooms make gatherings a breeze. There is a good sized fenced in yard to enjoy the outdoors. First floor laundry keeps things convenient. A couple projects have been started and are ready for your finishing touches. Call this beauty your own and leave your mark finishing the projects in your taste.

7. 2026-02-19
   price $185,000 536-char remark

   Show marketing remark (536 chars)

   Beautiful home on a corner lot now available for you to love! This home is full of character with French door, wood accents, and 2 staircases. Many upgrades have been made already. 3 bedrooms, 1.5 bathrooms. Large sized living and dining rooms make gatherings a breeze. There is a good sized fenced in yard to enjoy the outdoors. First floor laundry keeps things convenient. A couple projects have been started and are ready for your finishing touches. Call this beauty your own and leave your mark finishing the projects in your taste.

8. 2026-01-29
   listed $190,000 Active 536-char remark

   Show marketing remark (536 chars)

   Beautiful home on a corner lot now available for you to love! This home is full of character with French door, wood accents, and 2 staircases. Many upgrades have been made already. 3 bedrooms, 1.5 bathrooms. Large sized living and dining rooms make gatherings a breeze. There is a good sized fenced in yard to enjoy the outdoors. First floor laundry keeps things convenient. A couple projects have been started and are ready for your finishing touches. Call this beauty your own and leave your mark finishing the projects in your taste.

9. 2022-11-10
   soldstatus Closed 394-char remark

   Show marketing remark (394 chars)

   Large Victorian Era 4 bedroom, 1.5 bath home on large , corner lot with fenced yard. This home offers a new gas boiler in 2021, formal dining, fireplace with gas log insert in living room, hardwood floors, open staircase, whole house fan, rear deck, some replacement windows, and all appliances included. Please include a pre-approval letter with offer. 24 hour notice is required for showings.

10. 2022-09-27
    status Pending 394-char remark

    Show marketing remark (394 chars)

    Large Victorian Era 4 bedroom, 1.5 bath home on large , corner lot with fenced yard. This home offers a new gas boiler in 2021, formal dining, fireplace with gas log insert in living room, hardwood floors, open staircase, whole house fan, rear deck, some replacement windows, and all appliances included. Please include a pre-approval letter with offer. 24 hour notice is required for showings.

11. 2022-08-17
    listed $129,900 Active 394-char remark

    Show marketing remark (394 chars)

    Large Victorian Era 4 bedroom, 1.5 bath home on large , corner lot with fenced yard. This home offers a new gas boiler in 2021, formal dining, fireplace with gas log insert in living room, hardwood floors, open staircase, whole house fan, rear deck, some replacement windows, and all appliances included. Please include a pre-approval letter with offer. 24 hour notice is required for showings.

12. 1999-05-21
    soldstatus $45,000

ⓘ 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: $2,902 · $242/mo
• Projected year-2 tax: $2,902 · $242/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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $18,427
• − Mortgage interest: −$9,803
• − Property taxes: −$2,902
• − Insurance: −$875
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$5,091
• Taxable loss: −$3,193
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $533/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

+288.9% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $175,000 WBVAR
• 2026-03-12 Price Changed $180,000 WBVAR
• 2026-02-19 Price Changed $185,000 WBVAR
• 2026-01-29 Listed $190,000 WBVAR
• 2022-11-10 Sold (MLS) — WBVAR
• 2022-09-27 Pending — WBVAR
• 2022-08-17 Listed $129,900 WBVAR
• 1999-05-21 Sold (Public Records) $45,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,902 · +2.5% YoY. Source: county tax records.