Two-Unit Duplex with Finished
For Sale
$178,900
Pending
2514-2516 GRAND Street, Williamsport, PA 17701
Multi-Units, Williamsport, PA
Property Size2,100 SF
Lot Size0.13 Acres
Days on Market62
Property Features for 2514-2516 GRAND Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
6
Full bathrooms
1
Rooms
Bedroom 4, Bedroom 2, Basement, Bedroom 3, Bedroom 1, Bedroom 6, Bedroom 5, Bathroom 1
Parking features
On Street
Basement
Concrete
Subdivision
Newberry
View
City
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Standard status
Pending
APN
67+,013.0-0607.00-000+
Size
2,100 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
3243
Utilities
Heating system
Natural Gas
Cooling system
Window Unit(s), Ductless
Water source
Public
Amenities
finished attic
storage shed
Building Details
Year built
1913
Floors in Building
2
Number of units
2
Flooring type
Wood, Laminate
Building materials
Frame, Vinyl Siding
Roof type
Shingle
Listing Agency:
PREMIER REAL ESTATE AGENCY
(570) 601-0774
Listed By:
Christina McLeod-Worthy · License #RS348947
(570) 980-8718
Added: Jul 29
Changed: Sep 16
Last Checked: Sep 28 at 1:06PM
MLS# WB-104505
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 2,100-square-foot duplex contains two residential units and is fully occupied. The property was built in 1913 with frame construction and vinyl siding, while interior finishes include wood and laminate flooring. One kitchen and bath were updated 3 years ago. A finished attic adds usable space and includes a mini-split unit. The shingle roof is 5 years old.
The 0.13-acre property is zoned R2 and served by public water. Natural gas heating is complemented by ductless and window-unit cooling. Tenants pay all utilities, lawn care, and garbage removal. The sale includes a storage shed and site equipment, including a lawnmower, trimmer, and new power shovel.
The 0.13-acre property is zoned R2 and served by public water. Natural gas heating is complemented by ductless and window-unit cooling. Tenants pay all utilities, lawn care, and garbage removal. The sale includes a storage shed and site equipment, including a lawnmower, trimmer, and new power shovel.
Key Highlights
- Fully occupied 2‑unit duplex
- 2,100 square feet on 0.13 acres
- Kitchen and bath updated 3 years ago
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
$15,889
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
8.88%
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%
$317,780
$317.8K
Cap Rate 7%
$226,986
$227.0K
Cap Rate 9%
$176,544
$176.5K
Market Conditions
NOI Build-Up for 2,100 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
$31.0K $14.76/SF
− Vacancy
−$2.1K −$1.00/SF
EGI
$28.9K $13.76/SF
− OpEx
−$13.0K −$6.19/SF
NOI
$15.9K $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%
$317,780
Cap Rate 7%
$226,986
Cap Rate 9%
$176,544
Alternative Uses
Best Use
Multifamily LT 5
$244.8K
$214.2K – $285.6K
NOI $17,133 @ 7.0% cap · market cap 9.58%
Second Best
Apartment 5plus
$227.0K
$198.6K – $264.8K
NOI $15,889 @ 7.0% cap · market cap 8.88%
Theoretical Best
Office A
$452.6K
$396.0K – $528.0K
NOI $31,679 @ 7.0% cap · market cap 17.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
202
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Fully occupied duplex with updated kitchen and bath, finished attic space, and tenant-paid utilities.
Where is this duplex located?
The property is located at 2514-2516 GRAND Street Williamsport, PA.
What is the asking price?
The asking price for this property is $178,900.
What are key features of this property?
This property features: Fully occupied 2‑unit duplex; 2,100 square feet on 0.13 acres; Kitchen and bath updated 3 years ago
