Real Estate Investing in Le Raysville, Pennsylvania (18829)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 18829 (Le Raysville, 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: 25.8% 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 Le Raysville, PA (18829)?
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Market Analysis: 18829 Le Raysville
ZIP 18829 in Le Raysville, PA carries a notable set of headwinds. Home values near $242K and rents of $1,116/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 18829 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 18829's metrics run below Bradford County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 18829 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 18829 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Le Raysville:
Market Trends
Home Value History (with trend line)
📊 How Does 18829 Compare?
| Metric | 18829 | Le Raysville | Sayre, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $241,651 | $241,651 | N/A | $278,018 |
| 5-Year CAGR | 7.6% | 7.6% | N/A | 6.3% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 18829 (Le Raysville, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $241,651 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +7.6% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 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 (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 18829
Population: 708
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Does house hacking make sense in Le Raysville, PA?
House hacking in Le Raysville, PA is reasonable to execute. Prices around $242K and rents of $1,116/mo solid owner-occupant economics.
How landlord-friendly is Le Raysville, PA?
The landlord environment in Le Raysville, PA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is it easy to find good tenants in Le Raysville, PA?
The renter base in Le Raysville, PA is reasonable for the $1,116/mo price point. Screening well and pricing to market typically yields stable tenants.
How does Le Raysville, PA stack up for property investment?
Le Raysville, PA clocks in at an investability rating of 3.0/5, with median home values near $242K and average rents around $1,116/mo. That combination puts it in the substantial tier for investor interest.
What is the average home sale price in Le Raysville, PA?
Expect median prices around $242K in Le Raysville, PA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
You know 18829 now. You don’t know where it ranks.
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How 18829 ranks in Sayre, PA
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