Real Estate Investing in Reedsville, Pennsylvania (17084)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 17084 (Reedsville, 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.
- Elevated vacancy: 10.9% 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 Reedsville, PA (17084)?
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Market Analysis: 17084 Reedsville
The 17084 ZIP covers a section of Reedsville that demands careful diligence. Prices near $246K look accessible, but the work to make a deal cash flow is real.
Rent of $873/mo on a $246K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 17084 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 17084 among PA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 17084 ZIP's population of 4,665 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Distressed ZIPs reward experience. sturdy returns are possible in 17084, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Reedsville:
Property Strategy for 17084
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $172,179 | $970 | 4.1% | +6.8% | $86,089 |
| 3BR | $228,811 | $1,280 | 4.0% | +7.6% | $76,270 |
| 4BR | $318,954 | $1,290 | 2.9% | — | $79,738 |
Market Trends
Home Value History (with trend line)
📊 How Does 17084 Compare?
| Metric | 17084 | Reedsville | Lewistown, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $246,414 | $246,414 | N/A | $278,018 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 6.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 17084 (Reedsville, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $246,414 |
| Monthly Rent | $873 |
| Price-to-Rent | 23.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.8%). 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 17084
Population: 4,665
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 17084
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 9,666 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is it easy to find good tenants in Reedsville, PA?
The renter base in Reedsville, PA is reasonable for the $873/mo price point. Screening well and pricing to market typically yields measured tenants.
How does Reedsville, PA rate as a rental market?
Reedsville, PA rates 3.0/5 for investability. With median values at $246K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
What is the typical home price in Reedsville, PA?
In Reedsville, PA the median home value sits at $246K. Against the broader PA market, that reads as reasonable for most investors.
What monthly rent should investors expect in Reedsville, PA?
Rental rates in Reedsville, PA average $873/mo. Tenant demand and $246K home values make the yield look reasonable by investor standards.
Does Reedsville, PA favor landlords or tenants?
Reedsville, PA operates under PA law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
You know 17084 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 17084 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 17084 ranks in Lewistown, PA
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