Real Estate Investing in Williamsport, Pennsylvania (17702)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 17702 (Williamsport, PA)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Williamsport, PA (17702)?
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Market Analysis: 17702 Williamsport
This part of Lycoming County is not an easy win. The 17702 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Turning to rents, the numbers look inviting — $218K purchase price, 0.0% nominal cap — the work to hit that pro forma in 17702 is substantial and deserves full respect.
Regionally, 17702 sits on the difficult end of the PA spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
The 17702 ZIP's population of 10,506 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
The right play in 17702 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Williamsport:
Property Strategy for 17702
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $168,942 | $1,230 | 5.2% | +5.7% | $84,471 |
| 3BR | $217,394 | $1,630 | 5.4% | +5.6% | $72,465 |
| 4BR | $257,763 | $1,790 | 5.0% | +5.5% | $64,441 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 17702 Compare?
| Metric | 17702 | Williamsport | Williamsport, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $218,436 | $140,545 | N/A | $278,018 |
| 5-Year CAGR | 4.9% | 5.0% | N/A | 6.3% |
| Avg Rent | $1,293 | $1,150 | N/A | - |
| Cap Rate | 4.6% | 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 17702 (Williamsport, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $218,436 |
| Monthly Rent | $1,293 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.6%). 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 17702
Population: 10,506
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 17702
Schools in This ZIP Code
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
What is the tenant pool like in Williamsport, PA?
Tenant quality in Williamsport, PA ranks as solid. Landlords generally report measured occupancy at market rents of $1,293/mo.
Does Williamsport, PA favor landlords or tenants?
PA ranks as a landlord-friendly state for landlord-tenant law. Williamsport generally follows the statewide framework, so landlords face reasonable operating rules.
Are homes affordable in Williamsport, PA?
Homes in Williamsport, PA typically sell near $218K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
What are vacancy rates like in Williamsport, PA?
Expect elevated vacancy in Williamsport, PA. Rents at $1,293/mo are absorbed by the tenant base without meaningful lag.
Where do rents currently stand in Williamsport, PA?
Rents in Williamsport, PA run near $1,293/mo. Compared with median home prices of $218K that produces solid gross yields for typical rentals.
You know 17702 now. You don’t know where it ranks.
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How 17702 ranks in Williamsport, PA
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