907 W Southern Ave · South Williamsport, PA 17702

$254,990

2 bd · None ba · 2,432 sqft · MultiFamily public records · 66 Days on market

Built 1930 3,920 sqft lot $105/sqft · 29% above area Est $173k · 48% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

This pristine LC zoned two-unit building has great visibility and is in move in ready condition. Property has been completely renovated with an office space on the first floor complete with lobby/waiting area, 1-2 offfices, conference room, 1/2 bath, kitchenette, storage room & utility room. Apartment on the 2nd floor has a seperate enterance. It's a fantastic 2 bed/1 bath space with open kitchen, living, dining space. There are 4 spots available out front for parking. Call to set up your appoitment to see this great building.

Key facts

• Storage room
• Office space
• Lobby waiting area

Tags

• COMPLETELY RENOVATED
• OFFICE SPACE
• LOBBY WAITING AREA
• CONFERENCE ROOM
• KITCHENETTE
• STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $240k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 $8k 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 $71k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $107k; list at $255k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,690 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.28% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (median comp): $172,566
• List price: $254,990
• Delta: 47.76%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $12,411
• Equity at exit: $38,020

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $80,099
• Equity at exit: $22,047

Cash invested: $71,397 (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: 13.0×

Monthly cashflow live

• Estimated rent: $3,274 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$244 /mo · $2,933/yr
• Insurance: −$106
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $843

Break-even live

Break-even rent $2,207

Max offer price $254,990

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,637
1× unit	0	0.5	$1,637
Total (2 units)			$3,274

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: $63,748
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $254,990 Active 66 DOM
2. 2026-06-18
   days on market $254,990 Active 65 DOM
3. 2026-06-17
   days on market $254,990 Active 64 DOM
4. 2026-06-16
   days on market $254,990 Active 63 DOM
5. 2026-06-15
   days on market $254,990 Active 62 DOM
6. 2026-06-14
   days on market $254,990 Active 60 DOM
7. 2026-06-12
   days on market $254,990 Active 59 DOM
8. 2026-06-09
   days on market $254,990 Active 56 DOM
9. 2026-06-08
   days on market $254,990 Active 55 DOM
10. 2026-06-07
    days on market $254,990 Active 54 DOM
11. 2026-06-03
    days on market $254,990 Active 50 DOM
12. 2026-06-02
    days on market $254,990 Active 49 DOM
13. 2026-06-01
    days on market $254,990 Active 48 DOM
14. 2026-05-31
    days on market $254,990 Active 47 DOM
15. 2026-05-30
    days on market $254,990 Active 46 DOM
16. 2026-05-13
    price $259,900 538-char remark

    Show marketing remark (539 chars)

    This pristine LC zoned two-unit building has great visibility and is in move in ready condition. Property has been completely renovated with an office space on the first floor complete with lobby/waiting area, 1-2 offfices, conference room, 1/2 bath, kitchenette, storage room & utility room. Apartment on the 2nd floor has a seperate enterance. It's a fantastic 2 bed/1 bath space with open kitchen, living, dining space. There are 4 spots available out front for parking. Call to set up your appoitment to see this great building.

17. 2026-05-13
    price $259,900 539-char remark

    Show marketing remark (539 chars)

    This pristine LC zoned two-unit building has great visibility and is in move in ready condition. Property has been completely renovated with an office space on the first floor complete with lobby/waiting area, 1-2 offfices, conference room, 1/2 bath, kitchenette, storage room & utility room. Apartment on the 2nd floor has a seperate enterance. It's a fantastic 2 bed/1 bath space with open kitchen, living, dining space. There are 4 spots available out front for parking. Call to set up your appoitment to see this great building.

18. 2026-04-14
    price $266,900 539-char remark

    Show marketing remark (538 chars)

    This pristine LC zoned two-unit building has great visibility and is in move in ready condition. Property has been completely renovated with an office space on the first floor complete with lobby/waiting area, 1-2 offfices, conference room, 1/2 bath, kitchenette, storage room & utility room. Apartment on the 2nd floor has a seperate enterance. It's a fantastic 2 bed/1 bath space with open kitchen, living, dining space. There are 4 spots available out front for parking. Call to set up your appoitment to see this great building.

19. 2026-04-14
    listed $266,900 Active 538-char remark

    Show marketing remark (538 chars)

    This pristine LC zoned two-unit building has great visibility and is in move in ready condition. Property has been completely renovated with an office space on the first floor complete with lobby/waiting area, 1-2 offfices, conference room, 1/2 bath, kitchenette, storage room & utility room. Apartment on the 2nd floor has a seperate enterance. It's a fantastic 2 bed/1 bath space with open kitchen, living, dining space. There are 4 spots available out front for parking. Call to set up your appoitment to see this great building.

20. 2026-03-18
    price $279,900 539-char remark

    Show marketing remark (539 chars)

    This pristine LC zoned two-unit building has great visibility and is in move in ready condition. Property has been completely renovated with an office space on the first floor complete with lobby/waiting area, 1-2 offfices, conference room, 1/2 bath, kitchenette, storage room & utility room. Apartment on the 2nd floor has a seperate enterance. It's a fantastic 2 bed/1 bath space with open kitchen, living, dining space. There are 4 spots available out front for parking. Call to set up your appoitment to see this great building.

21. 2026-03-03
    listed $289,900 Active 539-char remark

    Show marketing remark (539 chars)

    This pristine LC zoned two-unit building has great visibility and is in move in ready condition. Property has been completely renovated with an office space on the first floor complete with lobby/waiting area, 1-2 offfices, conference room, 1/2 bath, kitchenette, storage room & utility room. Apartment on the 2nd floor has a seperate enterance. It's a fantastic 2 bed/1 bath space with open kitchen, living, dining space. There are 4 spots available out front for parking. Call to set up your appoitment to see this great building.

22. 2026-03-03
    listed $266,900 Active

    Show marketing remark (539 chars)

    This pristine LC zoned two-unit building has great visibility and is in move in ready condition. Property has been completely renovated with an office space on the first floor complete with lobby/waiting area, 1-2 offfices, conference room, 1/2 bath, kitchenette, storage room & utility room. Apartment on the 2nd floor has a seperate enterance. It's a fantastic 2 bed/1 bath space with open kitchen, living, dining space. There are 4 spots available out front for parking. Call to set up your appoitment to see this great building.

23. 2018-04-30
    soldstatus $106,828

ⓘ 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: $2,933 · $244/mo
• Projected year-2 tax: $3,481 · $290/mo
• Expected delta: +$548/yr (+$46/mo · 18.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 72% 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 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: $39,288
• − Mortgage interest: −$14,283
• − Property taxes: −$2,933
• − Insurance: −$1,941
• − Repairs & maintenance: −$3,143
• − Management: −$3,143
• − Depreciation: −$7,418
• Taxable income: $6,426
• Est. tax owed @ 24.0%: −$1,542
• After-tax cash flow: $8,574/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

+143.3% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $259,900 BRIGHT MLS
• 2026-05-13 Price Changed $259,900 WBVAR
• 2026-04-14 Price Changed $266,900 WBVAR
• 2026-04-14 Listed $266,900 BRIGHT MLS
• 2026-03-18 Price Changed $279,900 WBVAR
• 2026-03-03 Listed $266,900 NMPA
• 2026-03-03 Listed $289,900 WBVAR
• 2018-04-30 Sold (Public Records) $106,828 Public Records

Property tax history

+3.7%/yr

Latest (2026): $2,933 · +2.4% YoY. Source: county tax records.