Real Estate Investing in Athens, Pennsylvania (18810)
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Should you buy in 18810 (Athens, 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.
No major risk flags on the data we track.
What’s happening in Athens, PA (18810)?
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Market Analysis: 18810 Athens
Investors eyeing 18810 need to respect the fundamentals at play. Home values of $196K come alongside slower price movement and elevated management overhead.
The investment case in 18810 is substantial only for operators who understand what they are buying. A $196K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
On the rental side, 18810 offers a low basis, the region around Athens has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 18810 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. notable returns are possible in 18810, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Athens:
Property Strategy for 18810
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $155,728 | $1,050 | 4.9% | — | $77,864 |
| 3BR | $188,157 | $1,320 | 5.1% | +6.9% | $62,719 |
| 4BR | $235,162 | $1,500 | 4.6% | +6.3% | $58,790 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 18810 Compare?
| Metric | 18810 | Athens | Sayre, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $195,646 | $195,646 | N/A | $278,018 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.3% |
| Avg Rent | $913 | $913 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 18810 (Athens, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $195,646 |
| Monthly Rent | $913 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (3.6%). 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 18810
Population: 5,477
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 18810
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Sayre Area HS
Snyder El Sch
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
Frequently Asked Questions
Which real estate strategy fits Athens, PA?
For Athens, PA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strict are landlord regulations in Athens, PA?
For rental operators, Athens, PA rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the typical home price in Athens, PA?
Median home price in Athens, PA is near $196K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Do landlords face vacancy issues in Athens, PA?
Occupancy in Athens, PA runs measured with elevated vacancy. Well-priced units at $913/mo lease on reasonable timelines.
Is Athens, PA good for house hacking?
Athens, PA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $196K price point reasonable to enter.
You know 18810 now. You don’t know where it ranks.
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How 18810 ranks in Sayre, PA
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