Brick Duplex with
For Sale
$159,900
425 LOUISA Street, Williamsport, PA 17701
Multi-Units, Williamsport, PA
Property Size1,866 SF
Lot Size0.08 Acres
Price / SF$85.69
Days on Market54
Property Features for 425 LOUISA Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3
Bedrooms
3
Full bathrooms
2
Rooms
Basement, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 2
Parking features
On Street
Basement
Full
View
City
Elementary school district
Williamsport
Middle school district
Williamsport
High school district
Williamsport
Subdivision
WILLIAMSPORT CITY
Standard status
Active
APN
72+,001.0-0419.00-000+
Size
1,866 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
1901
Utilities
Heating system
Natural Gas
Water source
Public
Amenities
balcony
Building Details
Year built
1908
Floors in Building
2
Number of units
2
Flooring type
Laminate, Linoleum, Carpet
Building materials
Brick, Frame, 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: Sep 7
Last Checked: Sep 12 at 1:06PM
MLS# WB-104447
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.
Built in 1908, this 1,866-square-foot duplex contains two separate apartments. The first-floor unit offers two bedrooms and one bathroom, while the second-floor apartment includes one bedroom, one bathroom, and a balcony. The property is fully occupied, and current leases include heat, water, and sewer.
Situated on a 0.08-acre lot in Williamsport, the building has R3 zoning, public water service, natural-gas heating, and on-street parking. Brick, frame, and vinyl siding are used in the construction, with laminate, linoleum, and carpet flooring throughout. The property is near UPMC and downtown areas.
Situated on a 0.08-acre lot in Williamsport, the building has R3 zoning, public water service, natural-gas heating, and on-street parking. Brick, frame, and vinyl siding are used in the construction, with laminate, linoleum, and carpet flooring throughout. The property is near UPMC and downtown areas.
Key Highlights
- Two‑unit duplex with 1,866 square feet of building area
- First‑floor apartment has 2 bedrooms and 1 bathroom
- Second‑floor apartment includes 1 bedroom, 1 bathroom, and a balcony
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
$14,118
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
8.83%
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%
$282,360
$282.4K
Cap Rate 7%
$201,686
$201.7K
Cap Rate 9%
$156,867
$156.9K
Market Conditions
NOI Build-Up for 1,866 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
$27.5K $14.76/SF
− Vacancy
−$1.9K −$1.00/SF
EGI
$25.7K $13.76/SF
− OpEx
−$11.6K −$6.19/SF
NOI
$14.1K $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%
$282,360
Cap Rate 7%
$201,686
Cap Rate 9%
$156,867
Alternative Uses
Best Use
Multifamily LT 5
$217.5K
$190.3K – $253.7K
NOI $15,224 @ 7.0% cap · market cap 9.52%
Second Best
Apartment 5plus
$201.7K
$176.5K – $235.3K
NOI $14,118 @ 7.0% cap · market cap 8.83%
Theoretical Best
Office A
$402.1K
$351.9K – $469.2K
NOI $28,149 @ 7.0% cap · market cap 17.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,045
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 - Fully occupied two-unit property with separate apartments and lease terms that include heat, water, and sewer.
Where is this duplex located?
The property is located at 425 LOUISA Street Williamsport, PA.
What is the asking price?
The asking price for this property is $159,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,866 square feet of building area; First‑floor apartment has 2 bedrooms and 1 bathroom; Second‑floor apartment includes 1 bedroom, 1 bathroom, and a balcony
