651 Wildwood Blvd · Williamsport, PA 17701

$79,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 81 Days on market

Built 1917 2,178 sqft lot $61/sqft · 59% below area

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

Listing remarks MLS

Spacious 4-bedroom home offering over 2,200 square feet of living space with strong value-add potential. This two-story property features a functional layout, hardwood flooring throughout much of the home, and a full unfinished basement providing additional storage and utility space. A covered front porch and fenced backyard add to the home's charm and usability. Currently livable with opportunity for cosmetic updates, this property is ideal for investors or buyers looking to add value. Conveniently located in Williamsport with comparable sales significantly higher in the area, this home presents a great opportunity for rental income, renovation, or long-term hold.

Key facts

• Hardwood flooring
• Covered front porch
• Fenced backyard

Tags

• HARDWOOD FLOORING
• FULL UNFINISHED BASEMENT
• COVERED FRONT PORCH
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.59% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 5.2

CMA / ARV

• ARV (median comp): $334,352
• List price: $79,900
• Delta: -76.10%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.6%
• Equity multiple: 1.60×
• Total profit: $13,366
• Equity at exit: $11,913

10-year hold

• IRR: 24.5%
• Equity multiple: 3.29×
• Total profit: $51,128
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $383

Break-even live

Break-even rent $784

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
675 Cemetery St Williamsport, PA	3.0	1.0	1185	$1,200	$1.01	44d	1	0.10mi
1610 Scott St Williamsport, PA	3.0	1.5	1680	$1,350	$0.80	44d	1	0.25mi
2001 Memorial Ave Williamsport, PA	1.0–2.0	1.0	910	$1,335	$1.47	44d	1	0.86mi
770 W 4th St Williamsport, PA	1.0–2.0	1.0	814	$1,155	$1.42	44d	1	1.02mi

Listing history 19 events

1. 2026-06-16
   status $79,900 Pending 81 DOM
2. 2026-06-15
   days on market $79,900 Active 81 DOM
3. 2026-06-14
   days on market $79,900 Active 79 DOM
4. 2026-06-12
   days on market $79,900 Active 78 DOM
5. 2026-06-09
   days on market $79,900 Active 75 DOM
6. 2026-06-08
   days on market $79,900 Active 74 DOM
7. 2026-06-07
   days on market $79,900 Active 73 DOM
8. 2026-06-05
   days on market $79,900 Active 70 DOM
9. 2026-06-02
   days on market $79,900 Active 68 DOM
10. 2026-06-01
    days on market $79,900 Active 67 DOM
11. 2026-05-31
    days on market $79,900 Active 66 DOM
12. 2026-05-30
    days on market $79,900 Active 65 DOM
13. 2026-04-24
    price $79,900 673-char remark

    Show marketing remark (673 chars)

    Spacious 4-bedroom home offering over 2,200 square feet of living space with strong value-add potential. This two-story property features a functional layout, hardwood flooring throughout much of the home, and a full unfinished basement providing additional storage and utility space. A covered front porch and fenced backyard add to the home's charm and usability. Currently livable with opportunity for cosmetic updates, this property is ideal for investors or buyers looking to add value. Conveniently located in Williamsport with comparable sales significantly higher in the area, this home presents a great opportunity for rental income, renovation, or long-term hold.

14. 2026-04-16
    price $83,900 673-char remark

    Show marketing remark (673 chars)

    Spacious 4-bedroom home offering over 2,200 square feet of living space with strong value-add potential. This two-story property features a functional layout, hardwood flooring throughout much of the home, and a full unfinished basement providing additional storage and utility space. A covered front porch and fenced backyard add to the home's charm and usability. Currently livable with opportunity for cosmetic updates, this property is ideal for investors or buyers looking to add value. Conveniently located in Williamsport with comparable sales significantly higher in the area, this home presents a great opportunity for rental income, renovation, or long-term hold.

15. 2026-03-26
    listed $89,700 Active 673-char remark

    Show marketing remark (673 chars)

    Spacious 4-bedroom home offering over 2,200 square feet of living space with strong value-add potential. This two-story property features a functional layout, hardwood flooring throughout much of the home, and a full unfinished basement providing additional storage and utility space. A covered front porch and fenced backyard add to the home's charm and usability. Currently livable with opportunity for cosmetic updates, this property is ideal for investors or buyers looking to add value. Conveniently located in Williamsport with comparable sales significantly higher in the area, this home presents a great opportunity for rental income, renovation, or long-term hold.

16. 2024-04-23
    soldstatus $59,900
17. 2024-04-12
    soldstatus Closed 647-char remark

    Show marketing remark (647 chars)

    Take a LOOK at this Nice Affordable Brick End Unit- Cheaper than renting or rent it out as income property. Tenant has vacated, Fresh Paint, New Doors, New Kitchen Cabinet and countertop with sink all recently installed. New flooring throughout the home was installed within 2 years, Gas Furnace installed in 2017, Gas Hot Water Heater installed 2007. Laundry hook-ups in basement. Replacement Windows. Main floor is Living Room, Dining Room and Kitchen, second floor is 3 Bedroom and Full Bathroom, third floor is a finished room in need of some sprucing up. Plenty of parking on street, pull into curb, not parallel parking on nice wide street.

18. 2023-11-13
    listed $59,900 Active 647-char remark

    Show marketing remark (647 chars)

    Take a LOOK at this Nice Affordable Brick End Unit- Cheaper than renting or rent it out as income property. Tenant has vacated, Fresh Paint, New Doors, New Kitchen Cabinet and countertop with sink all recently installed. New flooring throughout the home was installed within 2 years, Gas Furnace installed in 2017, Gas Hot Water Heater installed 2007. Laundry hook-ups in basement. Replacement Windows. Main floor is Living Room, Dining Room and Kitchen, second floor is 3 Bedroom and Full Bathroom, third floor is a finished room in need of some sprucing up. Plenty of parking on street, pull into curb, not parallel parking on nice wide street.

19. 1986-05-01
    soldstatus $15,000

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,228
• − Mortgage interest: −$4,476
• − Property taxes: −$2,005
• − Insurance: −$400
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,324
• Taxable income: $3,587
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $3,737/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

+432.7% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $79,900 PMAR
• 2026-04-16 Price Changed $83,900 PMAR
• 2026-03-26 Listed $89,700 PMAR
• 2024-04-23 Sold (Public Records) $59,900 Public Records
• 2024-04-12 Sold (MLS) — WBVAR
• 2023-11-13 Listed $59,900 WBVAR
• 1986-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,005 · +2.5% YoY. Source: county tax records.