2411-2413 Linn St · Williamsport, PA 17701

$205,000

4 bd · 2.0 ba · 2,411 sqft · MultiFamily public records · 95 Days on market

Built 1927 10,454 sqft lot $85/sqft · 31% above area Est $156k · 31% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• 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

Don't miss out on this double in Newberry featuring stabilized rental income. Both units are 3 bedroom 1 bathroom. The property is designed for efficient management with separate utilities for each unit, all paid directly by the tenants. Even better, the sale includes an adjoining vacant lot, providing additional space for parking, outdoor use, or potential future possibilities. 2413 side had new carpet and a new water heater installed in 2025. Whether you're looking to expand your investment portfolio or start with a solid income-producing property, this Newberry double offers a great combination of steady rents, tenant-paid utilities, and extra land.

Key facts

• Separate utilities
• New carpet
• New water heater

Tags

• STABILIZED RENTAL INCOME
• SEPARATE UTILITIES
• ADJOINING VACANT LOT
• NEW CARPET
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive. Per door: $366/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $187k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 1 comparable units currently listed for rent nearby; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• At $2,726/mo this rent would consume 61% 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 $57k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $205k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.33% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $156,226
• List price: $205,000
• Delta: 31.22%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $17,398
• Equity at exit: $30,566

10-year hold

• IRR: 18.1%
• Equity multiple: 2.61×
• Total profit: $92,135
• Equity at exit: $17,725

Cash invested: $57,400 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,726 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$262 /mo · $3,138/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $732

Break-even live

Break-even rent $1,800

Max offer price $205,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,726
Total (2 units)			$2,726

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: $51,250
• Closing costs: $6,150
• 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	43d	1	1.14mi

Listing history 18 events

1. 2026-06-19
   days on market $205,000 Active 95 DOM
2. 2026-06-18
   days on market $205,000 Active 94 DOM
3. 2026-06-17
   days on market $205,000 Active 93 DOM
4. 2026-06-16
   days on market $205,000 Active 92 DOM
5. 2026-06-15
   days on market $205,000 Active 91 DOM
6. 2026-06-14
   days on market $205,000 Active 89 DOM
7. 2026-06-12
   days on market $205,000 Active 88 DOM
8. 2026-06-09
   days on market $205,000 Active 85 DOM
9. 2026-06-08
   days on market $205,000 Active 84 DOM
10. 2026-06-07
    days on market $205,000 Active 83 DOM
11. 2026-06-05
    days on market $205,000 Active 80 DOM
12. 2026-06-02
    pricedays on market $205,000 Active 78 DOM
13. 2026-06-01
    days on market $215,000 Active 77 DOM
14. 2026-05-31
    days on market $215,000 Active 76 DOM
15. 2026-05-30
    days on market $215,000 Active 75 DOM
16. 2026-05-05
    price $215,000 660-char remark

    Show marketing remark (660 chars)

    Don't miss out on this double in Newberry featuring stabilized rental income. Both units are 3 bedroom 1 bathroom. The property is designed for efficient management with separate utilities for each unit, all paid directly by the tenants. Even better, the sale includes an adjoining vacant lot, providing additional space for parking, outdoor use, or potential future possibilities. 2413 side had new carpet and a new water heater installed in 2025. Whether you're looking to expand your investment portfolio or start with a solid income-producing property, this Newberry double offers a great combination of steady rents, tenant-paid utilities, and extra land.

17. 2026-03-11
    listed $225,000 Active 660-char remark

    Show marketing remark (660 chars)

    Don't miss out on this double in Newberry featuring stabilized rental income. Both units are 3 bedroom 1 bathroom. The property is designed for efficient management with separate utilities for each unit, all paid directly by the tenants. Even better, the sale includes an adjoining vacant lot, providing additional space for parking, outdoor use, or potential future possibilities. 2413 side had new carpet and a new water heater installed in 2025. Whether you're looking to expand your investment portfolio or start with a solid income-producing property, this Newberry double offers a great combination of steady rents, tenant-paid utilities, and extra land.

18. 2004-07-16
    soldstatus $70,000

ⓘ 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: $3,138 · $262/mo
• Projected year-2 tax: $3,189 · $266/mo
• Expected delta: +$50/yr (+$4/mo · 1.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $32,712
• − Mortgage interest: −$11,483
• − Property taxes: −$3,138
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − Depreciation: −$5,964
• Taxable income: $5,868
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $7,371/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

+207.1% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $215,000 WBVAR
• 2026-03-11 Listed $225,000 WBVAR
• 2004-07-16 Sold (Public Records) $70,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $3,138 · +2.5% YoY. Source: county tax records.