Vacant Two-Unit
New
For Sale
$189,900
424-426 RURAL Avenue, Williamsport, PA 17701
Multi-Units, Williamsport, PA
Property Size2,184 SF
Lot Size0.11 Acres
Price / SF$86.95
Days on Market3
Property Features for 424-426 RURAL Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-2
Bedrooms
6
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 5, Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 6, Basement, Bedroom 4, Bathroom 2
Parking features
Alley
Basement
Full
Subdivision
Williamsport West of Market St
View
City
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Standard status
Active
APN
74+,001.0-0324.00-000+
Size
2,184 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
2706
Utilities
Heating system
Natural Gas
Water source
Public
Amenities
basement laundry hookups
Building Details
Year built
1901
Floors in Building
2
Number of units
2
Flooring type
Laminate, Wood
Building materials
Masonry
Roof type
Metal
Listing Agency:
Iron Valley Real Estate North Central PA
(570) 979-1002
Listed By:
Selina R Pulizzi · License #Rs330889
(570) 772-5170
Added: Sep 26
Changed: Sep 28
Last Checked: Sep 28 at 1:06PM
MLS# WB-104942
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 masonry duplex contains 2,184 square feet across two residences, each with three bedrooms and one bathroom. The kitchens have been updated with newer appliances, and each unit has basement laundry hookups. Recent work includes a metal roof installed in 2025, new gutters, fresh paint, new carpet, vinyl siding on the gables, and some replacement windows with wrapping.
Built in 1901, the property occupies a 0.11-acre lot in Williamsport, Pennsylvania. It is zoned R-2, has natural gas heating and public water, and parking access is via the alley.
Built in 1901, the property occupies a 0.11-acre lot in Williamsport, Pennsylvania. It is zoned R-2, has natural gas heating and public water, and parking access is via the alley.
Key Highlights
- Two units, each with 3 bedrooms and 1 bathroom
- 2,184 square feet on a 0.11‑acre lot
- Vacant; each unit has basement laundry hookups
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
$16,524
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
8.70%
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%
$330,480
$330.5K
Cap Rate 7%
$236,057
$236.1K
Cap Rate 9%
$183,600
$183.6K
Market Conditions
NOI Build-Up for 2,184 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
$32.2K $14.76/SF
− Vacancy
−$2.2K −$1.00/SF
EGI
$30.0K $13.76/SF
− OpEx
−$13.5K −$6.19/SF
NOI
$16.5K $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%
$330,480
Cap Rate 7%
$236,057
Cap Rate 9%
$183,600
Alternative Uses
Best Use
Multifamily LT 5
$254.5K
$222.7K – $297.0K
NOI $17,818 @ 7.0% cap · market cap 9.38%
Second Best
Apartment 5plus
$236.1K
$206.6K – $275.4K
NOI $16,524 @ 7.0% cap · market cap 8.70%
Theoretical Best
Office A
$470.7K
$411.8K – $549.1K
NOI $32,947 @ 7.0% cap · market cap 17.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,926
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
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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 vacant and have three bedrooms, one bathroom, updated kitchens, and basement laundry hookups.
Where is this duplex located?
The property is located at 424-426 RURAL Avenue Williamsport, PA.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Two units, each with 3 bedrooms and 1 bathroom; 2,184 square feet on a 0.11‑acre lot; Vacant; each unit has basement laundry hookups
