Location: Northumberland County, PA | Metro: Williamsport, PA MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $890 |
| 1 Bedroom | $1,060 |
| 2 Bedrooms | $1,280 |
| 3 Bedrooms | $1,700 |
| 4 Bedrooms | $1,870 |
| 5 Bedrooms | $2,169 |
| 6 Bedrooms | $2,429 |
| 7 Bedrooms | $2,623 |
| 8 Bedrooms | $2,754 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,280 | $221,043 | 0.58% | F |
| 3BR | $1,700 | $276,638 | 0.61% | D |
| 4BR | $1,870 | $331,816 | 0.56% | F |
U.S. Census Bureau data (2024)
The potential risks for investing in Section 8 properties in ZIP code 17756 in Muncy, PA, are significant. Tenant turnover is a critical issue, with the market rent at $911 being notably lower than the Fair Market Rent (FMR) of $1130 for fiscal year 2024. This disparity can lead to landlords accepting lower rents than they might otherwise receive, which affects profitability.
Vacancy exposure is another concern. The Days on Market (DOM) figure is currently unavailable, which makes it difficult to predict how long a property might remain vacant between tenants. This uncertainty can be costly, especially if the vacancy period extends longer than anticipated, reducing overall rental income.
Deferred maintenance is also a risk, particularly when considering the typical home value of $272,125 and the median income of $77,043. Landlords may find themselves in a situation where the income generated by Section 8 tenants does not cover the necessary repairs and maintenance, leading to financial strain over time.
However, these risks must be weighed against the high density of renters in the area, with 21.1% of residents being renters. High renter density typically correlates with higher demand for housing vouchers, which can stabilize occupancy rates and provide a steady stream of rental income. Despite the challenges, the presence of a substantial number of renters creates a robust market for Section 8 properties.
Verdict: Moderate risk for a first-time Section 8 landlord in Muncy, PA.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.