Three-Property Student Housing
For Sale
$610,000
435 Park Ave, Williamsport, PA 17701
Fully leased student housing portfolio serving Pennsylvania College of Technology students near campus.
Property Size6,102 SF
Price / SF$99.97
Days on Market61
Property Features for 435 Park Ave
General Information
Standard status
Active
Size
6,102 SF
Property subtype
Residential Income
Occupancy
100%
Financials
Asking Price
$610,000
Gross Income
$103,600
Taxes and HOA fees
Annual Taxes
$1,910
Building Details
Buildings
3
Listing Agency:
Iron Valley Real Estate North Central PA
(570) 916-8266
Listed By:
DAWN L DYER · License #RS343310
(570) 916-8266
Source:
Exprealty
Added: Jul 3
Changed: Aug 31
Last Checked: Aug 31 at 7:39PM
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 multifamily offering combines three student housing properties with a total of 17 bedrooms. The residences are fully rented to Pennsylvania College of Technology students for the 2026–2027 school year, providing an established occupancy profile across the portfolio.
The properties are described as being within walking distance of campus and located in the Penn College patrol zone. The package is offered as a combined sale, with all three properties included together.
The properties are described as being within walking distance of campus and located in the Penn College patrol zone. The package is offered as a combined sale, with all three properties included together.
Key Highlights
- Three multifamily properties offered together
- 17 total bedrooms across the portfolio
- Fully rented to Pennsylvania College of Technology students
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
$46,168
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
7.57%
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%
$923,360
$923.4K
Cap Rate 7%
$659,543
$659.5K
Cap Rate 9%
$512,978
$513.0K
Market Conditions
NOI Build-Up for 6,102 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
$90.1K $14.76/SF
− Vacancy
−$6.1K −$1.00/SF
EGI
$83.9K $13.76/SF
− OpEx
−$37.8K −$6.19/SF
NOI
$46.2K $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%
$923,360
Cap Rate 7%
$659,543
Cap Rate 9%
$512,978
Alternative Uses
Best Use
Apartment 5plus
$659.5K
$577.1K – $769.5K
NOI $46,168 @ 7.0% cap · market cap 7.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.32M
$1.15M – $1.53M
NOI $92,051 @ 7.0% cap · market cap 15.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,126
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?
Multifamily property - Fully leased student housing portfolio serving Pennsylvania College of Technology students near campus.
Where is this multifamily property located?
The property is located at 435 Park Ave Williamsport, PA.
What is the asking price?
The asking price for this property is $610,000.
What are key features of this property?
This property features: Three multifamily properties offered together; 17 total bedrooms across the portfolio; Fully rented to Pennsylvania College of Technology students
