Real Estate Investing in Waterville, Pennsylvania (17776)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 17776 (Waterville, 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: 70.2% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Waterville, PA (17776)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 17776 Waterville
ZIP 17776 inside Lycoming County looks affordable on the surface — median value of $191K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 17776 is sturdy only for operators who understand what they are buying. A $191K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 17776 among PA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 17776 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.
Experienced landlords with local relationships tend to find 17776 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Waterville:
Property Strategy for 17776
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $168,379 | $1,040 | 4.4% | +5.1% | $84,190 |
| 3BR | $231,412 | $1,360 | 4.2% | +6.0% | $77,137 |
Market Trends
Home Value History (with trend line)
📊 How Does 17776 Compare?
| Metric | 17776 | Waterville | Williamsport, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $191,488 | $191,488 | N/A | $278,018 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 6.3% |
| Avg Rent | $936 | $936 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
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 17776 (Waterville, PA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 17776 (Waterville, PA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $191,488 |
| Monthly Rent | $936 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (3.8%). 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 17776
Population: 158
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
What is the typical renter like in Waterville, PA?
Tenant quality in Waterville, PA ranks as solid. Landlords generally report stable occupancy at market rents of $936/mo.
Is Waterville, PA a good place for real estate investing?
Yes - Waterville, PA a 3.0/5 investability score. With $191K home prices against $936/mo monthly rent, the market delivers a reasonable entry point for new investors.
What real estate strategy is ideal for Waterville, PA?
For Waterville, PA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How landlord-friendly is Waterville, PA?
The landlord environment in Waterville, PA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is Waterville, PA a good market for FHA house hackers?
Waterville, PA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $936/mo rent level.
You know 17776 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 17776 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 17776 ranks in Williamsport, PA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 17776 (Waterville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 17776 (Waterville, PA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.