Updated 2026 · Based on median market data for Williamsport, PA
Williamsport sits in the Northeast with a population of 50,000 growing at 0.2% annually. The median home costs $225,000 while rents average $1,030/mo, producing an estimated cap rate of 2.98%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Williamsport works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 2.98% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $225,000 median — around $180,000 or less. At this price point with $1,030/mo rents, your cap rate improves to roughly 4.3%. Factor in 1.38% property taxes ($3,105/yr), budget 5% of gross rent for maintenance, and underwrite to a 6% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,556.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Williamsport property using our cap rate calculator (pre-filled with Williamsport data). Compare Williamsport against similar markets in the Northeast region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Williamsport vs Pennsylvania state average and national average across key investment metrics. Williamsport's cap rate is below both benchmarks — deal sourcing is critical here.