Real Estate Investing in Mildred, Pennsylvania (18632)
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Should you buy in 18632 (Mildred, 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.
- High vacancy: 18.4% of homes vacant — above national norms.
- 1-year downturn: Values declined 3.3% in the last year.
• 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 Mildred, PA (18632)?
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Market Analysis: 18632 Mildred
This part of Sullivan County is not an easy win. The 18632 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 18632 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Mildred have seen price recovery that 18632 has not matched. Sullivan County data supports the view that the spread is structural rather than temporary.
Who lives in 18632 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 18632 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 Mildred:
Market Trends
Home Value History (with trend line)
📊 How Does 18632 Compare?
| Metric | 18632 | Mildred | Pennsylvania |
|---|---|---|---|
| Home Value | $95,063 | $95,063 | $278,018 |
| 5-Year CAGR | 2.8% | 2.8% | 6.3% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 7.2% | 7.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 18632 (Mildred, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $95,063 |
| Monthly Rent | $873 |
| Price-to-Rent | 9.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.0% |
| Cap Rate | 7.2% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | -3.3% ▼ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 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%) is close to the estimated cap rate (7.2%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 18632
Population: 419
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
How does Mildred, PA stack up for property investment?
Mildred, PA reports an investability rating of 3.0/5, with median home values near $95K and average rents around $873/mo. That combination puts it in the healthy tier for investor interest.
How tight is the rental market in Mildred, PA?
Mildred, PA carries elevated vacancy risk. Expect consistent absorption at market rents of $873/mo.
Is Mildred, PA better for rentals, flips, or BRRRR?
For Mildred, PA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How viable is house hacking in Mildred, PA?
House hacking in Mildred, PA is a challenging. With home values around $95K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
Is the tenant base reliable in Mildred, PA?
Tenant demand in Mildred, PA is solid. The local workforce $873/mo rents across most rental classes.
You know 18632 now. You don’t know where it ranks.
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