Duplex with Two-Story Bi-Level
For Sale
$199,900
1237 MEMORIAL Avenue, Williamsport, PA 17701
MULTI_FAMILY - Williamsport, PA
Property Size1,765 SF
Lot Size0.15 Acres
Price / SF$113.26
Days on Market98
Property Features for 1237 MEMORIAL Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Rooms
Basement
Parking features
Alley
Basement
Full
View
City
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Subdivision
WILLIAMSPORT CITY
Standard status
Active
APN
66+,009.0-0205.00-000+
Size
1,765 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
2747
Utilities
Heating system
Hot Water(Heating), 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
Frame, Vinyl Siding
Roof type
Shingle
Listing Agency:
Iron Valley Real Estate North Central PA
(570) 979-1002
Listed By:
Dawn Dyer · License #RS343310
(570) 916-8266
Added: May 27
Changed: Jul 29
Last Checked: Sep 1 at 9:06AM
MLS# WB-103996
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 updated duplex at 1237 Memorial Avenue in Williamsport offers two rental units with defined bedroom layouts and tenant occupancy. The first-floor unit features 3 bedrooms, and the second-floor bi-level unit offers 2 bedrooms spread across two stories. The property includes off-street parking and a basement, and it has been well maintained with multiple updates, including a brand-new furnace.
The home is zoned R2 and sits on a 0.15-acre lot. Construction is frame with vinyl siding and a shingle roof, with linoleum and carpet flooring. Heating is provided by natural gas hot water, and cooling is through window unit(s). Tenants are in place under leases through May 2027.
Built in 1901, this income-producing duplex provides a practical, ready-to-lease residential setup in a convenient location near Pennsylvania College of Technology.
The home is zoned R2 and sits on a 0.15-acre lot. Construction is frame with vinyl siding and a shingle roof, with linoleum and carpet flooring. Heating is provided by natural gas hot water, and cooling is through window unit(s). Tenants are in place under leases through May 2027.
Built in 1901, this income-producing duplex provides a practical, ready-to-lease residential setup in a convenient location near Pennsylvania College of Technology.
Key Highlights
- Leases in place through May 2027
- First‑floor unit: 3 bedrooms; second‑floor bi‑level unit: 2 bedrooms across two stories
- 0.15‑acre lot
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
$14,400
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
7.20%
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%
$288,000
$288.0K
Cap Rate 7%
$205,714
$205.7K
Cap Rate 9%
$160,000
$160.0K
Market Conditions
NOI Build-Up for 1,765 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
$22.2K $12.60/SF
− Vacancy
−$1.7K −$0.95/SF
EGI
$20.6K $11.66/SF
− OpEx
−$6.2K −$3.50/SF
NOI
$14.4K $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%
$288,000
Cap Rate 7%
$205,714
Cap Rate 9%
$160,000
Alternative Uses
Best Use
Multifamily LT 5
$205.7K
$180.0K – $240.0K
NOI $14,400 @ 7.0% cap · market cap 7.20%
Second Best
Apartment 5plus
$190.8K
$166.9K – $222.6K
NOI $13,354 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$380.4K
$332.8K – $443.8K
NOI $26,626 @ 7.0% cap · market cap 13.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
492
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex with off-street parking, R2 zoning, and leases in place through May 2027.
Where is this duplex located?
The property is located at 1237 MEMORIAL Avenue Williamsport, PA.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Leases in place through May 2027; First‑floor unit: 3 bedrooms; second‑floor bi‑level unit: 2 bedrooms across two stories; 0.15‑acre lot
