Real Estate Investing in Hillsgrove, Pennsylvania (18619)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 18619 (Hillsgrove, PA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 72.5% 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 Hillsgrove, PA (18619)?
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Market Analysis: 18619 Hillsgrove
The 18619 ZIP in Hillsgrove, PA is a local-operator market. Outside capital chasing a $163K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 18619 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 18619 and stronger Hillsgrove ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 18619 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 18619 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 Hillsgrove:
Market Trends
Home Value History (with trend line)
📊 How Does 18619 Compare?
| Metric | 18619 | Hillsgrove | Williamsport, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $162,889 | $162,889 | N/A | $278,018 |
| 5-Year CAGR | 7.2% | 7.2% | N/A | 6.3% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 5.0% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 18619 (Hillsgrove, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $162,889 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 12.2% |
📈 Home Appreciation
| 1-Year | +13.9% ▲ |
| 3-Year CAGR | +7.6% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (5.0%). 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 18619
Population: 137
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 approach is best for Hillsgrove, PA real estate?
The best-fit strategy in Hillsgrove, PA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong is tenant demand in Hillsgrove, PA?
Hillsgrove, PA draws a reliable base of working renters. Demand at the $1,044/mo rent level is reasonable for standard single-family and small multi rentals.
How landlord-friendly is Hillsgrove, PA?
Landlord-friendliness in Hillsgrove, PA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What does house hacking look like in Hillsgrove, PA?
The a challenging house-hack environment in Hillsgrove, PA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are homes affordable in Hillsgrove, PA?
Hillsgrove, PA home values average about $163K. That price point suits investors targeting rentals with $1,044/mo in monthly income.
You know 18619 now. You don’t know where it ranks.
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How 18619 ranks in Williamsport, PA
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