Williamsport Triplex Investment
For Sale
$275,000
854-856 MEMORIAL Avenue, Williamsport, PA 17701
MULTI_FAMILY - Other - WILLIAMSPORT, PA
Property Size2,960 SF
Lot Size0.15 Acres
Price / SF$92.91
Days on Market124
Property Features for 854-856 MEMORIAL Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
On Street
Elementary school district
WILLIAMSPORT AREA
Middle school district
WILLIAMSPORT AREA
High school district
WILLIAMSPORT AREA
Standard status
Active
Size
2,960 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
311
Utilities
Heating system
Forced Air
Building Details
Year built
1908
Number of units
3
Building materials
Fiber Cement
Architectural style
Other
Listing Agency:
Core Partners Realty · Century 21 Real Estate
(717) 718-0748
Listed By:
John MacDonald · License #RS342306
(717) 495-2443
Added: Apr 17
Changed: Jun 9
Last Checked: Aug 18 at 5:06PM
MLS# PALY2002272
Copyright © 2026 Bright MLS. 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 is a turnkey investment opportunity located at 854-856 Memorial Ave in Williamsport, PA. It is a fully rented triplex generating $33,600 annually. The property is a multifamily residential income property with a size of 2960 square feet and is situated on a 0.15-acre lot.
Key Highlights
- Fully rented triplex presents a turnkey investment opportunity.
- Generating $33,600 annually.
- Constructed with durable fiber cement materials.
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
$24,149
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
8.78%
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%
$482,980
$483.0K
Cap Rate 7%
$344,986
$345.0K
Cap Rate 9%
$268,322
$268.3K
Market Conditions
NOI Build-Up for 2,960 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
$37.3K $12.60/SF
− Vacancy
−$2.8K −$0.95/SF
EGI
$34.5K $11.66/SF
− OpEx
−$10.3K −$3.50/SF
NOI
$24.1K $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%
$482,980
Cap Rate 7%
$344,986
Cap Rate 9%
$268,322
Alternative Uses
Best Use
Multifamily LT 5
$345.0K
$301.9K – $402.5K
NOI $24,149 @ 7.0% cap · market cap 8.78%
Second Best
Apartment 5plus
$319.9K
$279.9K – $373.3K
NOI $22,395 @ 7.0% cap · market cap 8.14%
Theoretical Best
Office A
$637.9K
$558.2K – $744.2K
NOI $44,653 @ 7.0% cap · market cap 16.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,482
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?
Triplex - Turnkey triplex generating $33,600 annually in Williamsport, Pennsylvania.
Where is this triplex located?
The property is located at 854-856 MEMORIAL Avenue Williamsport, PA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Fully rented triplex presents a turnkey investment opportunity.; Generating $33,600 annually.; Constructed with durable fiber cement materials.
