Commercial Mobile Home Park
For Sale
$675,000
1920 GREEN Avenue, Williamsport, PA 17701
Commercial Sale, Williamsport, PA
Property Size2,804 SF
Lot Size1.40 Acres
Price / SF$240.73
Days on Market505
Property Features for 1920 GREEN Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 2, Bathroom 4, Bathroom 1
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Subdivision
WILLIAMSPORT OTHER
Standard status
Active
APN
43-006-208, 43-006-209, 43-006-210
Size
2,804 SF
Lot size
1.40 Acres
Taxes and HOA fees
Tax Annual Amount
8473
Utilities
Water source
Public
Building Details
Year built
1901
Floors in Building
2
Building materials
Mobile, Frame, Aluminum Siding, Cedar
Roof type
Shingle
Listing Agency:
PREMIER REAL ESTATE AGENCY
(570) 601-0774
Listed By:
Christopher A Pardee · License #RS211722L
(570) 220-3100
Added: Apr 22, 2025
Changed: Aug 26
Last Checked: Sep 8 at 1:06PM
MLS# WB-101385
Copyright © 2026 West Branch Valley Board of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This commercial property spans three parcels and contains approximately 1.4 acres with a 2,804-square-foot structure. The improvements date to 1901 and include mobile, frame, aluminum siding, cedar, and a shingle roof. Public water serves the property, which includes four bathrooms.
Rental income is generated from residential and mobile home tenants. The site is located at 1920 Green Avenue in Williamsport, near the corner of Lycoming Creek Road and Mill Lane, with highway access just under one mile away.
Rental income is generated from residential and mobile home tenants. The site is located at 1920 Green Avenue in Williamsport, near the corner of Lycoming Creek Road and Mill Lane, with highway access just under one mile away.
Key Highlights
- Three parcels totaling approximately 1.4 acres
- 2,804‑square‑foot property with improvements dating to 1901
- Rental income from residential and mobile home tenants
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$21,215
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.14%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$424,300
$424.3K
Cap Rate 7%
$303,071
$303.1K
Cap Rate 9%
$235,722
$235.7K
Market Conditions
NOI Build-Up for 2,804 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$41.4K $14.76/SF
− Vacancy
−$2.8K −$1.00/SF
EGI
$38.6K $13.76/SF
− OpEx
−$17.4K −$6.19/SF
NOI
$21.2K $7.57/SF
Area
Lycoming County, PA
Vacancy
6.80%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$424,300
Cap Rate 7%
$303,071
Cap Rate 9%
$235,722
Alternative Uses
Best Use
Apartment 5plus
$303.1K
$265.2K – $353.6K
NOI $21,215 @ 7.0% cap · market cap 3.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$604.3K
$528.8K – $705.0K
NOI $42,300 @ 7.0% cap · market cap 6.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
259
Businesses Nearby
Explore this area
Business Placement
Demographics for 17701, PA
43,197
Population
20,891
Households
2.1
Avg Household Size
38
Median Age
28%
College-Educated
91%
High-School Grad
98.0 sq mi
ZIP Area
441
Density / Sq Mi
$52,770
Median Household Income
$33,643
Median Earnings
$869
Median Rent
$176,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Commercially zoned property with public water and rental income from residential and mobile home tenants.
Where is this mobile home & rv park located?
The property is located at 1920 GREEN Avenue Williamsport, PA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Three parcels totaling approximately 1.4 acres; 2,804‑square‑foot property with improvements dating to 1901; Rental income from residential and mobile home tenants
