Real Estate Investing in Belleville, Pennsylvania (17004)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 17004 (Belleville, PA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.7% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 26.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Belleville, PA (17004)?
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Market Analysis: 17004 Belleville
From a cash-flow lens, ZIP 17004 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $273K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 17004 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Meanwhile, 17004 offers a low basis, the region around Belleville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 17004 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Belleville:
Property Strategy for 17004
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $214,109 | $970 | 3.3% | — | $107,055 |
| 3BR | $228,508 | $1,280 | 4.0% | +7.7% | $76,169 |
| 4BR | $312,956 | $1,290 | 3.0% | — | $78,239 |
Market Trends
Home Value History (with trend line)
📊 How Does 17004 Compare?
| Metric | 17004 | Belleville | Lewistown, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $272,607 | $272,607 | N/A | $278,018 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 6.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 17004 (Belleville, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $272,607 |
| Monthly Rent | $873 |
| Price-to-Rent | 26.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +11.5% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (2.5%). 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 17004
Population: 5,436
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
How do home values compare in Belleville, PA?
Homes in Belleville, PA typically sell near $273K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
What real estate strategy is ideal for Belleville, PA?
Belleville, PA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($273K prices, $873/mo rents) make it a reasonable choice.
Should investors worry about vacancy in Belleville, PA?
Vacancy in Belleville, PA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $873/mo.
How do landlord-tenant laws work in Belleville, PA?
PA ranks as a landlord-friendly state for landlord-tenant law. Belleville generally follows the statewide framework, so landlords face reasonable operating rules.
What is the typical rental rate in Belleville, PA?
Investors in Belleville, PA typically see rents near $873/mo per month against $273K home values - a solid setup for rental cash flow.
You know 17004 now. You don’t know where it ranks.
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How 17004 ranks in Lewistown, PA
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