Real Estate Investing in Danville, Pennsylvania (17821)
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Should you buy in 17821 (Danville, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Danville, PA (17821)?
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Market Analysis: 17821 Danville
This part of Montour County is not an easy win. The 17821 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,425/mo on a $276K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 17821 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 17821 among PA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 17821 ZIP's population of 18,787 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The right play in 17821 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Danville:
Property Strategy for 17821
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $180,703 | $1,380 | 5.5% | +5.8% | $90,352 |
| 3BR | $257,786 | $1,860 | 5.2% | +5.1% | $85,929 |
| 4BR | $399,219 | $2,040 | 3.7% | +5.9% | $99,805 |
| 5BR | $490,276 | — | — | +5.8% | $98,055 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 17821 Compare?
| Metric | 17821 | Danville | Bloomsburg-Berwick, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $276,088 | $138,044 | N/A | $278,018 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 6.3% |
| Avg Rent | $1,425 | $1,425 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 17821 (Danville, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $276,088 |
| Monthly Rent | $1,425 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +4.0% ▲ |
🏠 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 (4.0%). 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 17821
Population: 18,787
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 17821
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 534 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Danville, PA?
Rent in Danville, PA is around $1,425/mo. The resulting rent-to-value relationship with $276K pricing is reasonable for most investor models.
Is housing expensive in Danville, PA?
In Danville, PA the median home value sits at $276K. Against the broader PA market, that reads as reasonable for most investors.
What is the smart move for investors in Danville, PA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Danville, PA. The numbers - $276K homes against $1,425/mo rents - support that play.
How do landlord-tenant laws work in Danville, PA?
Danville, PA operates under PA law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
Does Danville, PA make sense for an investment property?
Investors tracking Danville, PA will find a 3.0/5 rating supported by $276K median home values and $1,425/mo rents. That profile suits long-term holders targeting predictable returns.
You know 17821 now. You don’t know where it ranks.
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How 17821 ranks in Bloomsburg-Berwick, PA
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