Three-Unit Residential Income
For Sale
Under Contract
$264,000
808-810 PARK Avenue, Williamsport, PA 17701
MULTI_FAMILY - Williamsport, PA
Property Size3,126 SF
Lot Size0.11 Acres
Price / SF$84.45
Days on Market58
Property Features for 808-810 PARK Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RA
Bedrooms
6
Full bathrooms
3
Rooms
Basement, Bedroom 4, Bedroom 6, Bedroom 3, Bedroom 5, Bathroom 3, Bedroom 1, Bathroom 1, Bedroom 2, Bathroom 2
Basement
Full
View
City
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Subdivision
WILLIAMSPORT CITY
Standard status
Active Under Contract
APN
73-005-100
Size
3,126 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
4100
Utilities
Heating system
Hot Water(Heating), Natural Gas
Water source
Public
Building Details
Year built
1901
Floors in Building
3
Number of units
3
Flooring type
Vinyl, Wood, Carpet
Building materials
Frame, Vinyl Siding
Roof type
Shingle
Listing Agency:
Iron Valley Real Estate North Central PA
(570) 979-1002
Listed By:
Katlyn Payne · License #RS368022
(570) 441-6804
Added: Jul 3
Changed: Jul 29
Last Checked: Aug 29 at 7:06PM
MLS# WB-104302
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 well-maintained three-unit residential income property offers three separate units with separate utilities, supporting independent operations for each household. The property totals 3,126 square feet and sits on a 0.11-acre lot, providing a straightforward, manageable configuration for an owner-operator or investor looking for a multi-unit setup.
Located at 808-810 Park Avenue in Williamsport, Pennsylvania (Lycoming County), the asset is presented as an occupied income property, with a stated gross monthly rental income of $3,155. Zoning is listed as RA. Please note that a 24-hour notice is required for showings.
For tenants or buyers seeking a small multifamily hold, this property’s three-unit structure and separate utilities are practical features that can simplify resident billing and ongoing unit management. Because it is described as currently generating gross rental income with occupied units, it may fit those who want to acquire a multi-family asset with existing rental operations in place.
Located at 808-810 Park Avenue in Williamsport, Pennsylvania (Lycoming County), the asset is presented as an occupied income property, with a stated gross monthly rental income of $3,155. Zoning is listed as RA. Please note that a 24-hour notice is required for showings.
For tenants or buyers seeking a small multifamily hold, this property’s three-unit structure and separate utilities are practical features that can simplify resident billing and ongoing unit management. Because it is described as currently generating gross rental income with occupied units, it may fit those who want to acquire a multi-family asset with existing rental operations in place.
Key Highlights
- 3‑unit property currently generating $3,155 in gross monthly rental income with tenants already in place
- Separate utilities for each unit
- Built in 1901 with frame construction and vinyl siding
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
$23,651
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
8.96%
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%
$473,020
$473.0K
Cap Rate 7%
$337,871
$337.9K
Cap Rate 9%
$262,789
$262.8K
Market Conditions
NOI Build-Up for 3,126 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
$46.1K $14.76/SF
− Vacancy
−$3.1K −$1.00/SF
EGI
$43.0K $13.76/SF
− OpEx
−$19.4K −$6.19/SF
NOI
$23.7K $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%
$473,020
Cap Rate 7%
$337,871
Cap Rate 9%
$262,789
Alternative Uses
Best Use
Multifamily LT 5
$364.3K
$318.8K – $425.1K
NOI $25,503 @ 7.0% cap · market cap 9.66%
Second Best
Apartment 5plus
$337.9K
$295.6K – $394.2K
NOI $23,651 @ 7.0% cap · market cap 8.96%
Theoretical Best
Office A
$673.7K
$589.5K – $786.0K
NOI $47,157 @ 7.0% cap · market cap 17.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,172
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?
Triplex - Well-maintained three-unit property with separate utilities and current gross monthly rent of $3,155.
Where is this triplex located?
The property is located at 808-810 PARK Avenue Williamsport, PA.
What is the asking price?
The asking price for this property is $264,000.
What are key features of this property?
This property features: 3‑unit property currently generating $3,155 in gross monthly rental income with tenants already in place; Separate utilities for each unit; Built in 1901 with frame construction and vinyl siding
