854-856 Memorial Ave · Williamsport, PA 17701

$275,000

5 bd · 3.0 ba · 2,960 sqft · MultiFamily public records · 63 Days on market

Built 1908 6,534 sqft lot $93/sqft · 36% above area Est $202k · 36% over

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Why this score? — see what drove the C- 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Turnkey investment opportunity at 854-856 Memorial Ave in Williamsport. Fully rented triplex generating $33,600 annually.

Key facts

• 6,534 sq ft lot
• Built 1908
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive. Per door: $213/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $3,216/mo this rent would consume 72% 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 $8k 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 $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $21k; list at $275k implies a 1210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $201,836
• List price: $275,000
• Delta: 36.25%
• Verdict: OVERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $957
• Equity at exit: $41,003

10-year hold

• IRR: 11.4%
• Equity multiple: 1.95×
• Total profit: $73,365
• Equity at exit: $23,777

Cash invested: $77,000 (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: 21.4×

Monthly cashflow live

• Estimated rent: $3,216 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$288 /mo · $3,458/yr
• Insurance: −$115
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $640

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,216
Total (3 units)			$3,216

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $275,000 Active 63 DOM
2. 2026-06-18
   days on market $275,000 Active 62 DOM
3. 2026-06-17
   days on market $275,000 Active 61 DOM
4. 2026-06-16
   days on market $275,000 Active 60 DOM
5. 2026-06-15
   days on market $275,000 Active 59 DOM
6. 2026-06-14
   days on market $275,000 Active 57 DOM
7. 2026-06-12
   days on market $275,000 Active 56 DOM
8. 2026-06-09
   days on market $275,000 Active 53 DOM
9. 2026-06-08
   days on market $275,000 Active 52 DOM
10. 2026-06-07
    days on market $275,000 Active 51 DOM
11. 2026-06-05
    days on market $275,000 Active 48 DOM
12. 2026-06-02
    days on market $275,000 Active 46 DOM
13. 2026-06-01
    days on market $275,000 Active 45 DOM
14. 2026-05-31
    days on market $275,000 Active 44 DOM
15. 2026-05-30
    days on market $275,000 Active 43 DOM
16. 2026-04-17
    listed $275,000 Active 121-char remark

    Show marketing remark (121 chars)

    Turnkey investment opportunity at 854-856 Memorial Ave in Williamsport. Fully rented triplex generating $33,600 annually.

17. 2025-06-15
    historical $900
18. 2025-01-18
    listed $900
19. 2024-12-20
    soldstatus Closed 124-char remark

    Show marketing remark (124 chars)

    Looking to add to your real estate portfolio ? Check out this affordable 3 unit. Gas heat. Call Cami Mahaffey @ 570-220-1791

20. 2024-11-18
    status Pending 124-char remark

    Show marketing remark (124 chars)

    Looking to add to your real estate portfolio ? Check out this affordable 3 unit. Gas heat. Call Cami Mahaffey @ 570-220-1791

21. 2024-10-29
    price $113,900 124-char remark

    Show marketing remark (124 chars)

    Looking to add to your real estate portfolio ? Check out this affordable 3 unit. Gas heat. Call Cami Mahaffey @ 570-220-1791

22. 2024-10-29
    price $114,900 124-char remark

    Show marketing remark (124 chars)

    Looking to add to your real estate portfolio ? Check out this affordable 3 unit. Gas heat. Call Cami Mahaffey @ 570-220-1791

23. 2024-09-27
    price $116,900 124-char remark

    Show marketing remark (124 chars)

    Looking to add to your real estate portfolio ? Check out this affordable 3 unit. Gas heat. Call Cami Mahaffey @ 570-220-1791

24. 2024-08-13
    listed $119,900 Active 124-char remark

    Show marketing remark (124 chars)

    Looking to add to your real estate portfolio ? Check out this affordable 3 unit. Gas heat. Call Cami Mahaffey @ 570-220-1791

25. 1981-11-01
    soldstatus $21,000

ⓘ 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: $3,458 · $288/mo
• Projected year-2 tax: $3,901 · $325/mo
• Expected delta: +$444/yr (+$37/mo · 12.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% 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 2% 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: $38,592
• − Mortgage interest: −$15,404
• − Property taxes: −$3,458
• − Insurance: −$2,042
• − Repairs & maintenance: −$3,087
• − Management: −$3,087
• − Depreciation: −$8,000
• Taxable income: $3,514
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $6,840/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

+1209.5% since first listed

10 events — show timeline

• 2026-04-17 Listed $275,000 BRIGHT MLS
• 2025-06-15 Rental Removed $900 WBVAR
• 2025-01-18 Listed for Rent $900 WBVAR
• 2024-12-20 Sold (MLS) — WBVAR
• 2024-11-18 Pending — WBVAR
• 2024-10-29 Price Changed $113,900 WBVAR
• 2024-10-29 Price Changed $114,900 WBVAR
• 2024-09-27 Price Changed $116,900 WBVAR
• 2024-08-13 Listed $119,900 WBVAR
• 1981-11-01 Sold (Public Records) $21,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,458 · +11.2% YoY. Source: county tax records.