Improved Duplex with Detached
For Sale
$224,900
2717-2719 GRAND Street, Williamsport, PA 17701
MULTI_FAMILY - Williamsport, PA
Property Size2,016 SF
Lot Size0.12 Acres
Price / SF$111.56
Days on Market47
Property Features for 2717-2719 GRAND Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 3, Bedroom 2, Bathroom 1
View
City
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Subdivision
WILLIAMSPORT CITY
Standard status
Active
APN
67+,014.0-0308.00-000+
Size
2,016 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
3261
Utilities
Heating system
Natural Gas
Water source
Public
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl, Laminate
Building materials
Frame, Aluminum Siding, Vinyl Siding
Roof type
Shingle
Listing Agency:
Iron Valley Real Estate North Central PA
(570) 979-1002
Listed By:
Lori M Solomon · License #RS314921
(570) 337-2632
Added: Jul 21
Changed: Jul 29
Last Checked: Sep 5 at 6:06PM
MLS# WB-104431
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 property is a two-unit duplex located on Grand Street, offered for sale in Williamsport. Each unit has received improvements including paint, flooring, updated bathrooms, and the property has a new roof. The duplex is designed for easy billing and operations with all separate utilities and natural gas heat serving the units.
The home also includes two detached garages, which can be rented to the current tenants or other occupants for additional income. The listing indicates the property is currently managed by One Focus.
Zoned R2, this residential income property totals 2,016 square feet and sits on a 0.12-acre lot.
The home also includes two detached garages, which can be rented to the current tenants or other occupants for additional income. The listing indicates the property is currently managed by One Focus.
Zoned R2, this residential income property totals 2,016 square feet and sits on a 0.12-acre lot.
Key Highlights
- Double located close to WAMS
- Each unit has had improvements including paint and flooring, plus updated bathrooms
- New roof reported
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
$16,448
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
7.31%
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%
$328,960
$329.0K
Cap Rate 7%
$234,971
$235.0K
Cap Rate 9%
$182,756
$182.8K
Market Conditions
NOI Build-Up for 2,016 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
$25.4K $12.60/SF
− Vacancy
−$1.9K −$0.95/SF
EGI
$23.5K $11.66/SF
− OpEx
−$7.0K −$3.50/SF
NOI
$16.4K $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%
$328,960
Cap Rate 7%
$234,971
Cap Rate 9%
$182,756
Alternative Uses
Best Use
Multifamily LT 5
$235.0K
$205.6K – $274.1K
NOI $16,448 @ 7.0% cap · market cap 7.31%
Second Best
Apartment 5plus
$217.9K
$190.7K – $254.2K
NOI $15,253 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$434.5K
$380.2K – $506.9K
NOI $30,412 @ 7.0% cap · market cap 13.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
133
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 - Two-unit duplex with separate utilities, natural gas heat, updated interiors, and a new roof, plus two detached garages.
Where is this duplex located?
The property is located at 2717-2719 GRAND Street Williamsport, PA.
What is the asking price?
The asking price for this property is $224,900.
What are key features of this property?
This property features: Double located close to WAMS; Each unit has had improvements including paint and flooring, plus updated bathrooms; New roof reported
