201-203 Campbell St · Williamsport, PA 17701

$169,900

5 bd · 2.0 ba · 2,336 sqft · MultiFamily public records · 15 Days on market

Built 1901 3,485 sqft lot $73/sqft · 22% below area Est $218k · 22% under

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Updated Duplex near Penn College. The first floor apartment contains 2 bedrooms, while the second floor apartment contains 3 bedrooms. Call Brian Girio at SOLD WITH MLS WB-77287. TOTAL SALE PRICE $140000

Key facts

• Private bedrooms
• Two-unit investment
• Dining and amenities

Tags

• TWO-UNIT INVESTMENT
• PRIVATE BEDROOMS
• WALKABILITY TO CAMPUS
• DINING AND AMENITIES
• WELL-MAINTAINED
• EXCELLENT RENTAL HISTORY

Property features AI

Exterior

• Parking: Gravel parking; Approximately 4 open parking spaces
• Utilities: Public water; Electric service with circuit breakers
• Home design: Residential income property (multi-family / multi-units)
• Construction: Frame construction with vinyl siding; Foundation of stone and block; Built as a multi-family residence
• Exterior features: Shingle roof; Commercial zoning

Interior

• Flooring: Vinyl flooring; Carpet flooring
• Heating & cooling: Window air conditioning units; Natural gas heating; See remarks regarding heating
• Interior features: Vinyl and carpet flooring

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×1bd/1ba units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive. Per door: $487/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• At $2,656/mo this rent would consume 60% 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 $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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.58%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (median comp): $218,350
• List price: $169,900
• Delta: -22.19%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 1.81×
• Total profit: $38,418
• Equity at exit: $25,333

10-year hold

• IRR: 28.8%
• Equity multiple: 3.73×
• Total profit: $129,784
• 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: 188
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,656 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $974

Break-even live

Break-even rent $1,422

Max offer price $169,900

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,392
1× unit	1	1	$1,263
Total (2 units)			$2,656

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 6 events

1. 2026-05-16
   status Pending 647-char remark
2. 2026-05-01
   listed $169,900 Active 647-char remark
3. 2025-03-19
   soldstatus $150,000
4. 2016-08-23
   soldstatus 204-char remark

   Show marketing remark (204 chars)

   Updated Duplex near Penn College. The first floor apartment contains 2 bedrooms, while the second floor apartment contains 3 bedrooms. Call Brian Girio at SOLD WITH MLS WB-77287. TOTAL SALE PRICE $140000

5. 2016-04-25
   listed $74,900 204-char remark

   Show marketing remark (204 chars)

   Updated Duplex near Penn College. The first floor apartment contains 2 bedrooms, while the second floor apartment contains 3 bedrooms. Call Brian Girio at SOLD WITH MLS WB-77287. TOTAL SALE PRICE $140000

6. 2005-11-01
   soldstatus $38,000

ⓘ 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: $1,944 · $162/mo
• Projected year-2 tax: $2,314 · $193/mo
• Expected delta: +$370/yr (+$31/mo · 19.0%)

ⓘ 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 · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $31,872
• − Mortgage interest: −$9,517
• − Property taxes: −$1,944
• − Insurance: −$850
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − Depreciation: −$4,943
• Taxable income: $9,519
• Est. tax owed @ 24.0%: −$2,285
• After-tax cash flow: $9,409/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

+347.1% since first listed

6 events — show timeline

• 2026-05-16 Pending — WBVAR
• 2026-05-01 Listed $169,900 WBVAR
• 2025-03-19 Sold (Public Records) $150,000 Public Records
• 2016-08-23 Sold (MLS) — WBVAR
• 2016-04-25 Listed $74,900 WBVAR
• 2005-11-01 Sold (Public Records) $38,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $1,944 · +2.5% YoY. Source: county tax records.