2223-2225 W 3rd St · Williamsport, PA 17701

$169,900

6 bd · 2.0 ba · 2,912 sqft · SingleFamily public records · 29 Days on market

Built 1905 6,534 sqft lot $58/sqft · 10% above area Est $154k · 10% over ↓ 13% since listing

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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).

• Cash flow +17.1/30.0
• DSCR +5.3/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in Newberry! This double home features long-term, dependable tenants already in place, offering immediate cash flow. One unit offers 5 bedrooms and rents for $1,000/month, while the other features 3 bedrooms and rents for $800/month. Tenants pay all utilities, keeping owner expenses low. The seller is currently replacing all windows and is enclosing the balcony on the 2223 side to create additional closet or storage space, adding even more value. A solid, turnkey addition to any investment portfolio!

Key facts

• Immediate cash flow
• 6,534 sq ft lot
• Built 1905

Tags

• INVESTMENT OPPORTUNITY
• IMMEDIATE CASH FLOW
• REPLACING ALL WINDOWS
• ENCLOSING THE BALCONY
• ADDITIONAL CLOSET SPACE
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• Financial info: Month-to-month existing leases; Total actual rent reported: $21,600

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric and natural gas service
• Home design: Detached property; Fee simple ownership
• Construction: Built (year estimated); Asphalt construction materials; Stone foundation
• Exterior features: Above-grade finished space; No tidal water

Interior

• Bedrooms: Two 3-bedroom units
• Heating & cooling: 90% forced air heating; Natural gas heating and hot water; Central air conditioning plus window unit(s)
• Interior features: Detached structure (multi-unit building); Estimated living area

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.

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: Jackson Primary Sch (math 37% / reading 47%, grade F, #883 of 1,518 statewide, top 61%, 533 students, 84% FRL); 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) — zoned schools average 72% FRL vs 55% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 189 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• This rent runs 39% 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 29 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

• ARV (median comp): $154,378
• List price: $169,900
• Delta: 26.25%
• 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: -9.9%
• Equity multiple: 0.63×
• Total profit: $-17,404
• Equity at exit: $25,333

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $5,476
• Equity at exit: $14,690

Cash invested: $47,572 (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 17701

• Rents YoY: 4.4%
• Active inventory: 189
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$283 /mo · $3,400/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $118

Break-even live

Break-even rent $1,576

Max offer price $169,900

Occupancy floor 88%

Sensitivity live

Price	-10% $215	-5% $166	+0% $118	+5% $70	+10% $22
Rent	-10% $-18	-5% $50	+0% $118	+5% $187	+10% $255
Rate	-1.0pp $204	-0.5pp $162	base $118	+0.5pp $74	+1.0pp $30

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $169,900 Active 29 DOM
2. 2026-06-19
   days on market $169,900 Active 27 DOM
3. 2026-06-18
   days on market $169,900 Active 26 DOM
4. 2026-06-17
   days on market $169,900 Active 25 DOM
5. 2026-06-16
   days on market $169,900 Active 24 DOM
6. 2026-06-15
   days on market $169,900 Active 23 DOM
7. 2026-06-14
   days on market $169,900 Active 21 DOM
8. 2026-06-12
   days on market $169,900 Active 20 DOM
9. 2026-06-09
   days on market $169,900 Active 17 DOM
10. 2026-06-08
    days on market $169,900 Active 16 DOM
11. 2026-06-07
    days on market $169,900 Active 15 DOM
12. 2026-06-05
    days on market $169,900 Active 12 DOM
13. 2026-06-02
    days on market $169,900 Active 10 DOM
14. 2026-06-01
    days on market $169,900 Active 9 DOM
15. 2026-05-31
    days on market $169,900 Active 8 DOM
16. 2026-05-30
    days on market $169,900 Active 7 DOM
17. 2026-05-08
    price $169,900 534-char remark

    Show marketing remark (534 chars)

    Great investment opportunity in Newberry! This double home features long-term, dependable tenants already in place, offering immediate cash flow. One unit offers 5 bedrooms and rents for $1,000/month, while the other features 3 bedrooms and rents for $800/month. Tenants pay all utilities, keeping owner expenses low. The seller is currently replacing all windows and is enclosing the balcony on the 2223 side to create additional closet or storage space, adding even more value. A solid, turnkey addition to any investment portfolio!

18. 2026-04-23
    listed $194,900 Active 534-char remark

    Show marketing remark (534 chars)

    Great investment opportunity in Newberry! This double home features long-term, dependable tenants already in place, offering immediate cash flow. One unit offers 5 bedrooms and rents for $1,000/month, while the other features 3 bedrooms and rents for $800/month. Tenants pay all utilities, keeping owner expenses low. The seller is currently replacing all windows and is enclosing the balcony on the 2223 side to create additional closet or storage space, adding even more value. A solid, turnkey addition to any investment portfolio!

ⓘ 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: $3,400 · $283/mo
• Projected year-2 tax: $3,400 · $283/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 · 27% 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: $20,711
• − Mortgage interest: −$9,517
• − Property taxes: −$3,400
• − Insurance: −$850
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,943
• Taxable loss: −$1,312
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $1,735/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

-12.8% since first listed

3 events — show timeline

• 2026-05-23 Listed $169,900 BRIGHT MLS
• 2026-05-08 Price Changed $169,900 WBVAR
• 2026-04-23 Listed $194,900 WBVAR

Property tax history

+2.0%/yr

Latest (2026): $3,400 · +2.5% YoY. Source: county tax records.