Real Estate Investing in Roaring Branch, Pennsylvania (17765)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 17765 (Roaring Branch, 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.
- High vacancy: 33.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Roaring Branch, PA (17765)?
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Market Analysis: 17765 Roaring Branch
The 17765 ZIP in Roaring Branch, PA is a local-operator market. Outside capital chasing a $267K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $267K asset, 17765 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 17765's metrics run below Lycoming County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 17765 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 17765 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 Roaring Branch:
Property Strategy for 17765
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $191,181 | $1,240 | 4.7% | +4.0% | $95,590 |
| 3BR | $278,758 | $1,620 | 4.2% | +6.0% | $92,919 |
| 4BR | $315,391 | $1,700 | 3.9% | +8.5% | $78,848 |
Market Trends
Home Value History (with trend line)
📊 How Does 17765 Compare?
| Metric | 17765 | Roaring Branch | Williamsport, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $267,070 | $267,070 | N/A | $278,018 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 6.3% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 17765 (Roaring Branch, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $267,070 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 19.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +7.4% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 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 (3.3%). 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 17765
Population: 1,281
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
Frequently Asked Questions
Is Roaring Branch, PA a smart market for rental property?
The 3.0/5 investability rating in Roaring Branch, PA reflects its $267K prices and $1,116/mo rents. Investors generally consider it a solid option within PA.
What monthly rent should investors expect in Roaring Branch, PA?
Average rent in Roaring Branch, PA is approximately $1,116/mo per month. Against $267K home values that yields a reasonable rent-to-price ratio.
Are there empty rentals in Roaring Branch, PA?
Roaring Branch, PA sees elevated vacancy, which is reasonable relative to the broader PA rental market.
Where do home prices stand in Roaring Branch, PA?
Roaring Branch, PA home values average about $267K. That price point suits investors targeting rentals with $1,116/mo in monthly income.
Which real estate strategy fits Roaring Branch, PA?
The best-fit strategy in Roaring Branch, PA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 17765 now. You don’t know where it ranks.
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How 17765 ranks in Williamsport, PA
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