1315 Aubrey Pl · Williamsport, PA 17701

$114,900

4 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 37 Days on market

Built 1963 2,178 sqft lot $80/sqft · 58% below area Est $210k · 45% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.3/10.0
• 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

Listing remarks

Welcome to 1315 Aubrey Place a charming colonial-style home located in the heart of Williamsport. This 3-bedroom, 1-bath property offers over 1,100 square feet of living space featuring a spacious living room, formal dining room, and functional kitchen layout perfect for everyday living. Enjoy the character of hardwood and vinyl flooring, a covered front porch, and a fenced yard ideal for outdoor enjoyment. Additional highlights include public utilities, basement storage space, and a convenient 2-car carport. Centrally located near shopping, dining, and major roadways, this home is a great opportunity for homeowners or investors alike!

Key facts

• Covered front porch
• Formal dining room
• Colonial-style home

Tags

• COLONIAL-STYLE HOME
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN LAYOUT
• HARDWOOD AND VINYL FLOORING
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: 2 covered spaces; 2 carport spaces; 2 open parking spaces; Off-street paved parking
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Single-family house; Residential zoning (R-1); No shared/common walls
• Construction: Built with concrete, glass, stone, and vinyl siding; Stone and concrete perimeter foundation; Fiberglass, shingle, and wood roofing
• Exterior features: Enclosed porch; Partial fencing; Garden area; Paved surfaces (drive/paths); Road frontage on a city street; Publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood; Simulated wood; Vinyl; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (oil); Window air conditioning units
• Interior features: Laminate countertops; Storage space; Aluminum-framed windows with blinds; Unfurnished
• Laundry & utility: Laundry in basement; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 2 comparable units currently listed for rent nearby; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• This rent runs 32% 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $115k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $210,034
• List price: $114,900
• Delta: -45.29%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 Cemetery St	0.29mi	3/1.5 (-1)	1,532 (+6%)	22mo	$230,000	$150	51
1026 Rural Ave	0.54mi	3/2.0 (-1)	1,560 (+8%)	15mo	$275,000	$176	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $142
• Equity at exit: $17,132

10-year hold

• IRR: 11.3%
• Equity multiple: 1.95×
• Total profit: $30,475
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$201 /mo · $2,410/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $261

Break-even live

Break-even rent $1,078

Max offer price $114,900

Occupancy floor 76%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.03mi
1610 Scott St Williamsport, PA	3.0	1.5	1680	$1,350	$0.80	44d	1	0.37mi

Listing history 21 events

1. 2026-06-19
   days on market $114,900 Active 37 DOM
2. 2026-06-18
   days on market $114,900 Active 36 DOM
3. 2026-06-17
   days on market $114,900 Active 35 DOM
4. 2026-06-16
   days on market $114,900 Active 34 DOM
5. 2026-06-15
   days on market $114,900 Active 33 DOM
6. 2026-06-14
   days on market $114,900 Active 31 DOM
7. 2026-06-12
   days on market $114,900 Active 30 DOM
8. 2026-06-09
   days on market $114,900 Active 27 DOM
9. 2026-06-08
   days on market $114,900 Active 26 DOM
10. 2026-06-07
    days on market $114,900 Active 25 DOM
11. 2026-06-05
    days on market $114,900 Active 22 DOM
12. 2026-06-02
    days on market $114,900 Active 20 DOM
13. 2026-06-01
    days on market $114,900 Active 19 DOM
14. 2026-05-31
    days on market $114,900 Active 18 DOM
15. 2026-05-30
    days on market $114,900 Active 17 DOM
16. 2026-05-12
    listed $124,900 Active 643-char remark
17. 2021-07-22
    soldstatus $67,000
18. 2019-04-26
    listed $79,900
19. 2018-11-27
    soldstatus
20. 2018-04-04
    listed $42,000
21. 2015-06-08
    listed $44,900

ⓘ 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: $2,410 · $201/mo
• Projected year-2 tax: $2,410 · $201/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 (shaded) · 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: $16,901
• − Mortgage interest: −$6,436
• − Property taxes: −$2,410
• − Insurance: −$574
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,343
• Taxable income: $1,434
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,793/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

+155.9% since first listed

7 events — show timeline

• 2026-05-27 Price Changed $114,900 PMAR
• 2026-05-12 Listed $124,900 PMAR
• 2021-07-22 Sold (Public Records) $67,000 Public Records
• 2019-04-26 Listed $79,900 CSVBR
• 2018-11-27 Sold (MLS) — WBVAR
• 2018-04-04 Listed $42,000 WBVAR
• 2015-06-08 Listed $44,900 CSVBR

Property tax history

+2.0%/yr

Latest (2026): $2,410 · +2.5% YoY. Source: county tax records.