Real Estate Investing in Upper Black Eddy, Pennsylvania (18972)
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Should you buy in 18972 (Upper Black Eddy, PA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Upper Black Eddy, PA (18972)?
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Market Analysis: 18972 Upper Black Eddy
The 18972 ZIP covers a section of Upper Black Eddy that demands careful diligence. Prices near $569K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 18972 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader PA picture, 18972 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 18972 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 18972 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 Upper Black Eddy:
Property Strategy for 18972
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $402,443 | $1,920 | 3.4% | +5.6% | $201,221 |
| 3BR | $540,502 | $2,300 | 3.1% | +6.4% | $180,167 |
| 4BR | $680,168 | $2,570 | 2.7% | +6.1% | $170,042 |
Market Trends
Home Value History (with trend line)
📊 How Does 18972 Compare?
| Metric | 18972 | Upper Black Eddy | Pennsylvania |
|---|---|---|---|
| Home Value | $569,195 | $569,195 | $278,018 |
| 5-Year CAGR | 5.1% | 5.1% | 6.3% |
| Avg Rent | $1,728 | $1,728 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 18972 (Upper Black Eddy, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $569,195 |
| Monthly Rent | $1,728 |
| Price-to-Rent | 27.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (2.4%). 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 18972
Population: 2,944
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
Investor Insight: With 1,698 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What investment strategy works best in Upper Black Eddy, PA?
In Upper Black Eddy, PA the robust play is typically careful cash-flow rentals with hands-on management. The combination of $569K prices and $1,728/mo rents suits that approach.
Can I live-in-and-rent in Upper Black Eddy, PA?
House hacking in Upper Black Eddy, PA is a challenging. With home values around $569K and rents at $1,728/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical home price in Upper Black Eddy, PA?
In Upper Black Eddy, PA the median home value sits at $569K. Against the broader PA market, that reads as reasonable for most investors.
Is Upper Black Eddy, PA a good market for buy-and-hold investors?
Investors tracking Upper Black Eddy, PA will find a 3.0/5 rating supported by $569K median home values and $1,728/mo rents. That profile suits long-term holders targeting stable returns.
How strong is tenant demand in Upper Black Eddy, PA?
Upper Black Eddy, PA draws a consistent base of working renters. Demand at the $1,728/mo rent level is reasonable for standard single-family and small multi rentals.
You know 18972 now. You don’t know where it ranks.
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How 18972 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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