1639 Scott St · Williamsport, PA 17701

$99,900

3 bd · 1.0 ba · 1,280 sqft · MultiFamily public records · 5 Days on market

Built 1917 2,614 sqft lot $78/sqft · 56% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

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

Beautiful, well-maintained half of a home. The three-bedroom, one bath home features a large open living room and dining room. Great location to shopping, sporting events, -a-nd bus routes. Call Theresa Stimson at 570-506-1656 schedule a showing.

Key facts

• Close to parks
• Close to bus routes
• Close to shopping

Tags

• GENERATES ANNUAL GROSS INCOME
• MINUTES FROM PENN COLLEGE
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• CLOSE TO BUS ROUTES
• CLOSE TO LOCAL SPORTING EVENTS

Property features AI

Exterior

• Parking: Alley access
• Security: Smoke detector(s)
• Utilities: Public water; Circuit breakers with 200+ amp electric service
• Home design: Residential property; R2 zoning
• Construction: Block foundation; Block and frame construction with vinyl siding
• Exterior features: Balcony; Screened porch; Porch; Shingle roof; Level lot

Interior

• Kitchen: Disposal; Refrigerator; Range; Range hood
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Linoleum; Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.1% 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; 5 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (median comp): $229,193
• List price: $99,900
• Delta: -56.41%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $6,225
• Equity at exit: $14,895

10-year hold

• IRR: 16.4%
• Equity multiple: 2.43×
• Total profit: $40,056
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$524
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $321

Break-even live

Break-even rent $915

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Scott St Williamsport, PA	3.0	1.5	1680	$1,350	$0.80	44d	1	0.10mi
675 Cemetery St Williamsport, PA	3.0	1.0	1185	$1,200	$1.01	44d	1	0.44mi
2001 Memorial Ave Williamsport, PA	1.0–2.0	1.0	910	$1,335	$1.47	44d	1	0.62mi
2500 Federal Ave Williamsport, PA	1.0–3.0	1.0	764	$1,404	$1.84	44d	7	1.16mi
770 W 4th St Williamsport, PA	1.0–2.0	1.0	814	$1,155	$1.42	44d	1	1.31mi

Listing history 6 events

1. 2026-05-06
   status Pending 601-char remark
2. 2026-05-01
   listed $99,900 Active 601-char remark
3. 2024-07-26
   soldstatus 246-char remark

   Show marketing remark (246 chars)

   Beautiful, well-maintained half of a home. The three-bedroom, one bath home features a large open living room and dining room. Great location to shopping, sporting events, -a-nd bus routes. Call Theresa Stimson at 570-506-1656 schedule a showing.

4. 2024-07-26
   soldstatus $87,000

   Show marketing remark (246 chars)

   Beautiful, well-maintained half of a home. The three-bedroom, one bath home features a large open living room and dining room. Great location to shopping, sporting events, -a-nd bus routes. Call Theresa Stimson at 570-506-1656 schedule a showing.

5. 2024-02-26
   listed $89,000 246-char remark

   Show marketing remark (246 chars)

   Beautiful, well-maintained half of a home. The three-bedroom, one bath home features a large open living room and dining room. Great location to shopping, sporting events, -a-nd bus routes. Call Theresa Stimson at 570-506-1656 schedule a showing.

6. 1994-05-20
   soldstatus $27,500

ⓘ 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: $1,889 · $157/mo
• Projected year-2 tax: $1,889 · $157/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 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: $15,857
• − Mortgage interest: −$5,596
• − Property taxes: −$1,889
• − Insurance: −$500
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,906
• Taxable income: $2,429
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $3,269/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

+263.3% since first listed

6 events — show timeline

• 2026-05-06 Pending — WBVAR
• 2026-05-01 Listed $99,900 WBVAR
• 2024-07-26 Sold (Public Records) $87,000 Public Records
• 2024-07-26 Sold (MLS) — WBVAR
• 2024-02-26 Listed $89,000 WBVAR
• 1994-05-20 Sold (Public Records) $27,500 Public Records

Property tax history

+2.0%/yr

Latest (2026): $1,889 · +2.5% YoY. Source: county tax records.