352 Hastings St · South Williamsport, PA 17702

$219,900

2 bd · 1.0 ba · 2,668 sqft · MultiFamily public records · 58 Days on market

Built 1908 6,098 sqft lot $82/sqft · 24% above area Est $177k · 24% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +4.3/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Lovely fully rented Brick duplex in South Williamsport. Fenced in yard, off street parking. Each side offers 3 bedrooms and 1 bath. Great investment opportunity!

Key facts

• Off street parking
• Fenced in yard
• 6,098 sq ft lot

Tags

• FENCED IN YARD
• OFF STREET PARKING
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive. Per door: $480/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.8% in South 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 86/100 on livability (#58 in PA, #400 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F.
• South Williamsport Area SD (suburban): math 29% / reading 52% proficiency, ranked #350 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; list at $220k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.40% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.70%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $177,468
• List price: $219,900
• Delta: 23.91%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.41×
• Total profit: $25,501
• Equity at exit: $32,788

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $100,988
• Equity at exit: $19,013

Cash invested: $61,572 (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 17702

• Active inventory: 35
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,088 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$235 /mo · $2,822/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $960

Break-even live

Break-even rent $1,873

Max offer price $219,900

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,088
Total (2 units)			$3,088

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $219,900 Active 58 DOM
2. 2026-06-17
   days on market $219,900 Active 57 DOM
3. 2026-06-16
   days on market $219,900 Active 56 DOM
4. 2026-06-15
   days on market $219,900 Active 55 DOM
5. 2026-06-14
   days on market $219,900 Active 53 DOM
6. 2026-06-12
   days on market $219,900 Active 52 DOM
7. 2026-06-09
   days on market $219,900 Active 49 DOM
8. 2026-06-08
   days on market $219,900 Active 48 DOM
9. 2026-06-07
   days on market $219,900 Active 47 DOM
10. 2026-06-03
    days on market $219,900 Active 43 DOM
11. 2026-06-02
    days on market $219,900 Active 42 DOM
12. 2026-06-01
    days on market $219,900 Active 41 DOM
13. 2026-05-31
    days on market $219,900 Active 40 DOM
14. 2026-05-30
    days on market $219,900 Active 39 DOM
15. 2026-05-08
    price $224,900 161-char remark

    Show marketing remark (161 chars)

    Lovely fully rented Brick duplex in South Williamsport. Fenced in yard, off street parking. Each side offers 3 bedrooms and 1 bath. Great investment opportunity!

16. 2026-04-20
    listed $229,900 Active 161-char remark

    Show marketing remark (161 chars)

    Lovely fully rented Brick duplex in South Williamsport. Fenced in yard, off street parking. Each side offers 3 bedrooms and 1 bath. Great investment opportunity!

17. 2020-11-16
    soldstatus $145,000
18. 1997-07-10
    soldstatus $80,000

ⓘ 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: $2,822 · $235/mo
• Projected year-2 tax: $3,148 · $262/mo
• Expected delta: +$326/yr (+$27/mo · 11.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $37,056
• − Mortgage interest: −$12,318
• − Property taxes: −$2,822
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,964
• − Management: −$2,964
• − Depreciation: −$6,397
• Taxable income: $8,490
• Est. tax owed @ 24.0%: −$2,038
• After-tax cash flow: $9,477/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: South Williamsport Area SD
• NCES district ID: 4222140
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 52% ▼ -12.00%
• Median HH income: $46,740
• Composite: 34.5/100
• National rank: #5181
• State rank: #350 of 539 in PA

Livability — South Williamsport

• Score: 86/100
• State rank: #58
• US rank: #400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Williamsport, PA
• Population (ZIP): 10,506

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 1% Hispanic / Latino 1% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · 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: ▼ -123.59%
• Current HPI: 216.0615
• Rent YoY: —
• Metro: —
• 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

+181.1% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $224,900 WBVAR
• 2026-04-20 Listed $229,900 WBVAR
• 2020-11-16 Sold (Public Records) $145,000 Public Records
• 1997-07-10 Sold (Public Records) $80,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $2,822 · +2.4% YoY. Source: county tax records.