513-515 Brandon Ave · Williamsport, PA 17701

$208,900

3 bd · 1.0 ba · 1,344 sqft · MultiFamily public records · 29 Days on market

Built 1928 7,405 sqft lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Multi-family units

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

Listing remarks MLS

Well maintained double with 2 car garage near UPMC and YMCA. Long term tenants. Both sides have 3 bedrooms, hardwood floors, fenced in yard. 515 side has beautiful gardens the tenant created. Call Missy Magargle 570-560-1300

Key facts

• Laminate flooring
• New furnace
• Hot water heater

Tags

• LAMINATE FLOORING
• BUTCHER BLOCK COUNTER TOPS
• NEW KITCHEN APPLIANCES
• NEW FURNACE
• HOT WATER HEATER
• ORIGINAL HARD WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $209k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive. Per door: $304/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $2,566/mo this rent would consume 58% 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $58k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $145k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,766 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.23% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $8,584
• Equity at exit: $31,148

10-year hold

• IRR: 14.6%
• Equity multiple: 2.25×
• Total profit: $73,183
• Equity at exit: $18,062

Cash invested: $58,492 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,566 medium
• Mortgage (P&I): −$1,095
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$87
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $607

Break-even live

Break-even rent $1,798

Max offer price $208,900

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,566
Total (2 units)			$2,566

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: $52,225
• Closing costs: $6,267
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	43d	1	0.66mi
215 E 3rd St Unit 3D Williamsport, PA	2.0	1.0	1300	$2,500	$1.92	43d	1	0.90mi
675 Cemetery St Williamsport, PA	3.0	1.0	1185	$1,200	$1.01	43d	1	1.18mi

Listing history 18 events

1. 2026-06-19
   days on market $208,900 Active 29 DOM
2. 2026-06-18
   days on market $208,900 Active 28 DOM
3. 2026-06-17
   days on market $208,900 Active 27 DOM
4. 2026-06-16
   days on market $208,900 Active 26 DOM
5. 2026-06-15
   days on market $208,900 Active 25 DOM
6. 2026-06-14
   days on market $208,900 Active 23 DOM
7. 2026-06-12
   days on market $208,900 Active 22 DOM
8. 2026-06-09
   days on market $208,900 Active 19 DOM
9. 2026-06-08
   days on market $208,900 Active 18 DOM
10. 2026-06-07
    days on market $208,900 Active 17 DOM
11. 2026-06-05
    remarks 423-char remark
12. 2026-06-05
    status $208,900 Active 14 DOM
13. 2026-04-16
    status Pending
14. 2026-04-03
    listed $208,900 Active
15. 2019-05-07
    soldstatus 224-char remark

    Show marketing remark (224 chars)

    Well maintained double with 2 car garage near UPMC and YMCA. Long term tenants. Both sides have 3 bedrooms, hardwood floors, fenced in yard. 515 side has beautiful gardens the tenant created. Call Missy Magargle 570-560-1300

16. 2019-05-07
    soldstatus $145,000

    Show marketing remark (224 chars)

    Well maintained double with 2 car garage near UPMC and YMCA. Long term tenants. Both sides have 3 bedrooms, hardwood floors, fenced in yard. 515 side has beautiful gardens the tenant created. Call Missy Magargle 570-560-1300

17. 2018-10-15
    listed $149,000 224-char remark

    Show marketing remark (224 chars)

    Well maintained double with 2 car garage near UPMC and YMCA. Long term tenants. Both sides have 3 bedrooms, hardwood floors, fenced in yard. 515 side has beautiful gardens the tenant created. Call Missy Magargle 570-560-1300

18. 2006-12-28
    soldstatus $77,500

ⓘ 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: $2,184 · $182/mo
• Projected year-2 tax: $2,742 · $229/mo
• Expected delta: +$559/yr (+$47/mo · 25.6%)

ⓘ 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 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: $30,792
• − Mortgage interest: −$11,702
• − Property taxes: −$2,184
• − Insurance: −$1,711
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$6,077
• Taxable income: $4,192
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $6,279/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

+169.5% since first listed

6 events — show timeline

• 2026-04-16 Pending — WBVAR
• 2026-04-03 Listed $208,900 WBVAR
• 2019-05-07 Sold (Public Records) $145,000 Public Records
• 2019-05-07 Sold (MLS) — WBVAR
• 2018-10-15 Listed $149,000 WBVAR
• 2006-12-28 Sold (Public Records) $77,500 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,184 · +2.5% YoY. Source: county tax records.