701-703 Tucker St · Williamsport, PA 17701

$245,000

5 bd · 2.0 ba · 2,606 sqft · MultiFamily public records · 88 Days on market

Built 1955 6,970 sqft lot $94/sqft · 6% above area Est $231k · 6% over

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +4.7/15.0
• 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

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

Three properties in one! Well-maintained 2600sq ft double home on a corner lot with an additional 900 sq ft garage apartment in the rear facing 1014 Railway Street. This property is ideal for investors or owner occupants with garage apartment currently vacant. Updates include newer high-efficiency gas furnaces, newer hot water heaters, some new windows, and hardwood floors. Unit at 703 Tucker features an updated kitchen and bath. The 1014 Railway apartment is currently vacant, includes an updated bathroom, kitchen counter and appliances. Hardwood floors and natural lighting and 2 car garage/off street parking. (Photos of the double are older, taken prior to tenant occupancy. ) Schedule your tour with 24-48 hour notice for tenant notification.

Key facts

• Fresh paint
• Updated kitchen
• Corner lot

Tags

• CORNER LOT
• HIGH-EFFICIENCY GAS FURNACES
• HARDWOOD FLOORS
• UPDATED KITCHEN
• UPDATED BATHROOM
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 $3,548/mo this rent would consume 80% 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 $2k of loan paydown is wiped out by about $7k 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 $69k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.
• Current owner paid $200k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.45% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.35%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (median comp): $230,693
• List price: $245,000
• Delta: 6.20%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.7%
• Equity multiple: 1.47×
• Total profit: $32,371
• Equity at exit: $36,530

10-year hold

• IRR: 21.8%
• Equity multiple: 2.99×
• Total profit: $136,452
• Equity at exit: $21,183

Cash invested: $68,600 (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: 17.4×

Monthly cashflow live

• Estimated rent: $3,548 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$367 /mo · $4,406/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $1,049

Break-even live

Break-even rent $2,220

Max offer price $245,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,342
1× unit	2	1	$1,207
Total (3 units)			$3,548

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-07
   statusdays on market $245,000 Pending 88 DOM
2. 2026-06-05
   days on market $245,000 Active 87 DOM
3. 2026-06-02
   days on market $245,000 Active 85 DOM
4. 2026-06-01
   days on market $245,000 Active 84 DOM
5. 2026-05-31
   days on market $245,000 Active 83 DOM
6. 2026-05-30
   days on market $245,000 Active 82 DOM
7. 2026-05-01
   price $245,000 753-char remark

   Show marketing remark (778 chars)

   Three properties in one! This property is ideal for investors or owner occupant with a 2600 sq ft double home (3 bed/1 bath EACH side) on a corner lot AND a separate 900 sq ft , 2 bed/1 bath garage apartment with 2 car garage, in the rear (1014 Railway St. ) Updates include newer high-efficiency gas furnaces/ hot water heaters, some new windows, and hardwood floors. Unit at 703 Tucker features hardwood floors, an updated kitchen and bath. The 1014 Railway apartment is currently vacant, includes an updated bathroom, kitchen counter, fresh paint and appliances. Hardwood floors and natural lighting and 2 car garage/off street parking. (Photos of the double are older, taken prior to tenant occupancy. ) Schedule your tour with 24-48 hour notice for tenant notification.

8. 2026-05-01
   price $245,000 778-char remark

   Show marketing remark (778 chars)

   Three properties in one! This property is ideal for investors or owner occupant with a 2600 sq ft double home (3 bed/1 bath EACH side) on a corner lot AND a separate 900 sq ft , 2 bed/1 bath garage apartment with 2 car garage, in the rear (1014 Railway St. ) Updates include newer high-efficiency gas furnaces/ hot water heaters, some new windows, and hardwood floors. Unit at 703 Tucker features hardwood floors, an updated kitchen and bath. The 1014 Railway apartment is currently vacant, includes an updated bathroom, kitchen counter, fresh paint and appliances. Hardwood floors and natural lighting and 2 car garage/off street parking. (Photos of the double are older, taken prior to tenant occupancy. ) Schedule your tour with 24-48 hour notice for tenant notification.

9. 2026-04-14
   status Active 753-char remark

   Show marketing remark (778 chars)

   Three properties in one! This property is ideal for investors or owner occupant with a 2600 sq ft double home (3 bed/1 bath EACH side) on a corner lot AND a separate 900 sq ft , 2 bed/1 bath garage apartment with 2 car garage, in the rear (1014 Railway St. ) Updates include newer high-efficiency gas furnaces/ hot water heaters, some new windows, and hardwood floors. Unit at 703 Tucker features hardwood floors, an updated kitchen and bath. The 1014 Railway apartment is currently vacant, includes an updated bathroom, kitchen counter, fresh paint and appliances. Hardwood floors and natural lighting and 2 car garage/off street parking. (Photos of the double are older, taken prior to tenant occupancy. ) Schedule your tour with 24-48 hour notice for tenant notification.

10. 2026-04-14
    status Active 778-char remark

    Show marketing remark (778 chars)

    Three properties in one! This property is ideal for investors or owner occupant with a 2600 sq ft double home (3 bed/1 bath EACH side) on a corner lot AND a separate 900 sq ft , 2 bed/1 bath garage apartment with 2 car garage, in the rear (1014 Railway St. ) Updates include newer high-efficiency gas furnaces/ hot water heaters, some new windows, and hardwood floors. Unit at 703 Tucker features hardwood floors, an updated kitchen and bath. The 1014 Railway apartment is currently vacant, includes an updated bathroom, kitchen counter, fresh paint and appliances. Hardwood floors and natural lighting and 2 car garage/off street parking. (Photos of the double are older, taken prior to tenant occupancy. ) Schedule your tour with 24-48 hour notice for tenant notification.

11. 2026-04-03
    historical Active Under Contract 778-char remark

    Show marketing remark (753 chars)

    Three properties in one! Well-maintained 2600sq ft double home on a corner lot with an additional 900 sq ft garage apartment in the rear facing 1014 Railway Street. This property is ideal for investors or owner occupants with garage apartment currently vacant. Updates include newer high-efficiency gas furnaces, newer hot water heaters, some new windows, and hardwood floors. Unit at 703 Tucker features an updated kitchen and bath. The 1014 Railway apartment is currently vacant, includes an updated bathroom, kitchen counter and appliances. Hardwood floors and natural lighting and 2 car garage/off street parking. (Photos of the double are older, taken prior to tenant occupancy. ) Schedule your tour with 24-48 hour notice for tenant notification.

12. 2026-04-03
    historical Active Under Contract 753-char remark

    Show marketing remark (753 chars)

    Three properties in one! Well-maintained 2600sq ft double home on a corner lot with an additional 900 sq ft garage apartment in the rear facing 1014 Railway Street. This property is ideal for investors or owner occupants with garage apartment currently vacant. Updates include newer high-efficiency gas furnaces, newer hot water heaters, some new windows, and hardwood floors. Unit at 703 Tucker features an updated kitchen and bath. The 1014 Railway apartment is currently vacant, includes an updated bathroom, kitchen counter and appliances. Hardwood floors and natural lighting and 2 car garage/off street parking. (Photos of the double are older, taken prior to tenant occupancy. ) Schedule your tour with 24-48 hour notice for tenant notification.

13. 2026-03-10
    listed $250,000 Active 778-char remark

    Show marketing remark (778 chars)

    Three properties in one! This property is ideal for investors or owner occupant with a 2600 sq ft double home (3 bed/1 bath EACH side) on a corner lot AND a separate 900 sq ft , 2 bed/1 bath garage apartment with 2 car garage, in the rear (1014 Railway St. ) Updates include newer high-efficiency gas furnaces/ hot water heaters, some new windows, and hardwood floors. Unit at 703 Tucker features hardwood floors, an updated kitchen and bath. The 1014 Railway apartment is currently vacant, includes an updated bathroom, kitchen counter, fresh paint and appliances. Hardwood floors and natural lighting and 2 car garage/off street parking. (Photos of the double are older, taken prior to tenant occupancy. ) Schedule your tour with 24-48 hour notice for tenant notification.

14. 2026-02-11
    listed $250,000 Active 753-char remark

    Show marketing remark (753 chars)

    Three properties in one! Well-maintained 2600sq ft double home on a corner lot with an additional 900 sq ft garage apartment in the rear facing 1014 Railway Street. This property is ideal for investors or owner occupants with garage apartment currently vacant. Updates include newer high-efficiency gas furnaces, newer hot water heaters, some new windows, and hardwood floors. Unit at 703 Tucker features an updated kitchen and bath. The 1014 Railway apartment is currently vacant, includes an updated bathroom, kitchen counter and appliances. Hardwood floors and natural lighting and 2 car garage/off street parking. (Photos of the double are older, taken prior to tenant occupancy. ) Schedule your tour with 24-48 hour notice for tenant notification.

15. 2024-05-13
    soldstatus $200,000
16. 2024-05-10
    soldstatus Closed
17. 2024-03-09
    historical Active Under Contract
18. 2023-12-07
    listed $225,000 Active
19. 2002-03-27
    soldstatus $101,000

ⓘ 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: $4,406 · $367/mo
• Projected year-2 tax: $4,406 · $367/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 1/10 Low
• 🌡 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: $42,576
• − Mortgage interest: −$13,724
• − Property taxes: −$4,406
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,406
• − Management: −$3,406
• − Depreciation: −$7,127
• Taxable income: $9,282
• Est. tax owed @ 24.0%: −$2,228
• After-tax cash flow: $10,359/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

+142.6% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $245,000 WBVAR
• 2026-05-01 Price Changed $245,000 WBVAR
• 2026-04-14 Relisted — WBVAR
• 2026-04-14 Relisted — WBVAR
• 2026-04-03 Contingent — WBVAR
• 2026-04-03 Contingent — WBVAR
• 2026-03-10 Listed $250,000 WBVAR
• 2026-02-11 Listed $250,000 WBVAR
• 2024-05-13 Sold (Public Records) $200,000 Public Records
• 2024-05-10 Sold (MLS) — WBVAR
• 2024-03-09 Contingent — WBVAR
• 2023-12-07 Listed $225,000 WBVAR
• 2002-03-27 Sold (Public Records) $101,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $4,406 · +2.5% YoY. Source: county tax records.