Furnished Two-Unit
For Sale
$425,000
956-958 W 3RD ST, Williamsport, PA 17701
Both residences are furnished and positioned for student housing near Pennsylvania College of Technology.
Property Size3,501 SF
Price / SF$121.39
Days on Market19
Property Features for 956-958 W 3RD ST
General Information
Standard status
Active
Size
3,501 SF
Property subtype
Multi-family
Occupancy
100%
Additional Details
Furnished
Yes
Multifamily Units
2
Listing Agency:
Iron Valley Real Estate North Central PA
(570) 979-1002
Listed By:
DAWN L DYER · License #RS343310
(570) 916-8266
Source:
Keygroupmd
Added: Aug 25
Changed: Sep 8
Last Checked: Sep 11 at 2:09PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Iron Valley Real Estate North Central PA
Investment Insights
Based on property information with market context.
This duplex contains two furnished rental units totaling 3,501 square feet. The layouts include one five-bedroom unit and one four-bedroom unit, providing substantial residential capacity within the property. The building dates to 1901 and is currently fully rented.
The property is situated near Pennsylvania College of Technology, supporting its stated student-housing use. Furnishings are included in both units, and the property has an established rental history associated with its current operation.
The property is situated near Pennsylvania College of Technology, supporting its stated student-housing use. Furnishings are included in both units, and the property has an established rental history associated with its current operation.
Key Highlights
- Two‑unit duplex totaling 3,501 square feet
- Unit mix includes one 5‑bedroom unit and one 4‑bedroom unit
- Both rental units are furnished
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
$28,563
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
6.72%
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%
$571,260
$571.3K
Cap Rate 7%
$408,043
$408.0K
Cap Rate 9%
$317,367
$317.4K
Market Conditions
NOI Build-Up for 3,501 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
$44.1K $12.60/SF
− Vacancy
−$3.3K −$0.95/SF
EGI
$40.8K $11.66/SF
− OpEx
−$12.2K −$3.50/SF
NOI
$28.6K $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%
$571,260
Cap Rate 7%
$408,043
Cap Rate 9%
$317,367
Alternative Uses
Best Use
Multifamily LT 5
$408.0K
$357.0K – $476.1K
NOI $28,563 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$378.4K
$331.1K – $441.5K
NOI $26,488 @ 7.0% cap · market cap 6.23%
Theoretical Best
Office A
$754.5K
$660.2K – $880.2K
NOI $52,814 @ 7.0% cap · market cap 12.43%
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
610
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 - Both residences are furnished and positioned for student housing near Pennsylvania College of Technology.
Where is this duplex located?
The property is located at 956-958 W 3RD ST Williamsport, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 3,501 square feet; Unit mix includes one 5‑bedroom unit and one 4‑bedroom unit; Both rental units are furnished
