Income-Producing Duplex Near
For Sale
$179,900
1035 MEMORIAL Avenue, Williamsport, PA 17701
MULTI_FAMILY - Williamsport, PA
Property Size1,597 SF
Lot Size0.11 Acres
Price / SF$112.65
Days on Market121
Property Features for 1035 MEMORIAL Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RS
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 3, Bedroom 1, Bathroom 1, Bedroom 2, Bathroom 2
Parking features
On Street
View
City
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Subdivision
WILLIAMSPORT CITY
Standard status
Active
APN
66+,001.0-0201.00-000+
Size
1,597 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
2230
Utilities
Heating system
Natural Gas
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1901
Floors in Building
2
Number of units
2
Flooring type
Linoleum, Carpet
Building materials
Block, Wood Siding
Roof type
Shingle
Listing Agency:
Iron Valley Real Estate North Central PA
(570) 979-1002
Listed By:
Madalyn Collins · License #RS332242
(570) 772-3388
Added: Apr 20
Changed: Jul 29
Last Checked: Aug 18 at 2:06PM
MLS# WB-103688
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 is a turnkey multi-unit duplex located just minutes from the college, making it an ideal setup for consistent rental demand. The property is fully occupied and offers immediate cash flow. It features a strong rental history and a desirable location for tenants, with low vacancy risk due to its proximity to campus and local amenities. The property size is 1597 square feet, situated on a 0.11-acre lot. The zoning is RS. The property is located in Williamsport, PA, in Lycoming County. The property generates over $21,000 per year.
Key Highlights
- Fully occupied duplex with income potential reported as $21,000+ per year
- Year built: 1901
- Construction materials include block and wood 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
$13,029
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
7.24%
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%
$260,580
$260.6K
Cap Rate 7%
$186,129
$186.1K
Cap Rate 9%
$144,767
$144.8K
Market Conditions
NOI Build-Up for 1,597 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
$20.1K $12.60/SF
− Vacancy
−$1.5K −$0.95/SF
EGI
$18.6K $11.66/SF
− OpEx
−$5.6K −$3.50/SF
NOI
$13.0K $8.16/SF
Area
Lycoming County, PA
Vacancy
7.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
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%
$260,580
Cap Rate 7%
$186,129
Cap Rate 9%
$144,767
Alternative Uses
Best Use
Multifamily LT 5
$186.1K
$162.9K – $217.2K
NOI $13,029 @ 7.0% cap · market cap 7.24%
Second Best
Apartment 5plus
$172.6K
$151.0K – $201.4K
NOI $12,083 @ 7.0% cap · market cap 6.72%
Theoretical Best
Office A
$344.2K
$301.1K – $401.5K
NOI $24,091 @ 7.0% cap · market cap 13.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,482
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?
Duplex - Fully occupied duplex near college, offering immediate cash flow.
Where is this duplex located?
The property is located at 1035 MEMORIAL Avenue Williamsport, PA.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Fully occupied duplex with income potential reported as $21,000+ per year; Year built: 1901; Construction materials include block and wood siding
