Real Estate Investing in Williamsport, Pennsylvania (17701)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 17701 (Williamsport, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.1% of homes vacant — above national norms.
What’s happening in Williamsport, PA (17701)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 17701 Williamsport
ZIP 17701 in Williamsport, PA carries a robust set of headwinds. Home values near $203K and rents of $1,007/mo sit inside a market where underwriting has to be tight.
The 17701 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Turning to rents, 17701 offers a low basis, the region around Williamsport has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 17701 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 17701 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Williamsport:
Property Strategy for 17701
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $115,568 | $1,050 | 6.5% | +4.1% | $115,568 |
| 2BR | $156,318 | $1,260 | 5.8% | +5.5% | $78,159 |
| 3BR | $191,666 | $1,670 | 6.3% | +5.4% | $63,889 |
| 4BR | $255,063 | $1,830 | 5.2% | +6.0% | $63,766 |
| 5BR | $262,549 | — | — | +6.3% | $52,510 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 17701 Compare?
| Metric | 17701 | Williamsport | Williamsport, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $203,200 | $140,545 | N/A | $278,018 |
| 5-Year CAGR | 5.1% | 5.0% | N/A | 6.3% |
| Avg Rent | $1,007 | $1,150 | N/A | - |
| Cap Rate | 3.9% | 4.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 17701 (Williamsport, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $203,200 |
| Monthly Rent | $1,007 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 17701
Population: 43,169
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 17701
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
C E McCall MS
Donald E. Schick Sch
Lyter El Sch
Loyalsock Valley El Sch
Montoursville Area SHS
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 516 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Williamsport in PA worth investing in?
Our data puts Williamsport, PA at 3.0/5 for investability. Home prices of $203K and rents around $1,007/mo create a solid backdrop for investor activity.
Are there empty rentals in Williamsport, PA?
Williamsport, PA sees elevated vacancy, which is reasonable relative to the broader PA rental market.
What is the typical home price in Williamsport, PA?
In Williamsport, PA the median home value sits at $203K. Against the broader PA market, that reads as reasonable for most investors.
What is it like being a landlord in Williamsport, PA?
PA law landlord-friendly for landlords, and Williamsport inherits those rules. Investors should still review local ordinances for rental licensing.
How much do tenants pay in Williamsport, PA?
Expect rents around $1,007/mo per month in Williamsport, PA. With home values at $203K, the yield math works out to reasonable levels for rental investors.
You know 17701 now. You don’t know where it ranks.
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How 17701 ranks in Williamsport, PA
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