Real Estate Investing in Brockport, Pennsylvania (15823)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 15823 (Brockport, 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.
- Elevated vacancy: 8.1% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Brockport, PA (15823)?
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Market Analysis: 15823 Brockport
The 15823 ZIP in Brockport, PA is a local-operator market. Outside capital chasing a $157K entry has to pair deep knowledge with the discount.
In practical terms, the numbers look inviting — $157K purchase price, 0.0% nominal cap — the work to hit that pro forma in 15823 is substantial and deserves full respect.
Within PA, ZIP 15823 trails on several market indicators that neighboring Elk County submarkets outperform. The gap is real and robust enough to shape underwriting.
Employment concentration in 15823 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 15823 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Brockport:
Market Trends
Home Value History (with trend line)
📊 How Does 15823 Compare?
| Metric | 15823 | Brockport | St. Marys, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $156,854 | $156,854 | N/A | $278,018 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 6.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 15823 (Brockport, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $156,854 |
| Monthly Rent | $873 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +31.0% ▲ |
| 3-Year CAGR | +8.8% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 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 (4.3%). 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 15823
Population: 1,289
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What real estate strategy is ideal for Brockport, PA?
For Brockport, PA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are rents high in Brockport, PA?
Brockport, PA rentals go for roughly $873/mo a month. That puts gross yield in solid territory relative to $157K acquisition costs.
Do landlords face vacancy issues in Brockport, PA?
Expect elevated vacancy in Brockport, PA. Rents at $873/mo are absorbed by the tenant base without meaningful lag.
Is Brockport, PA good for house hacking?
House hacking in Brockport, PA is a challenging. With home values around $157K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
How landlord-friendly is Brockport, PA?
Landlord-friendliness in Brockport, PA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 15823 now. You don’t know where it ranks.
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How 15823 ranks in St. Marys, PA
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