Location: Sullivan 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 | $1,050 |
| 1 Bedroom | $1,130 |
| 2 Bedrooms | $1,440 |
| 3 Bedrooms | $1,930 |
| 4 Bedrooms | $2,330 |
| 5 Bedrooms | $2,703 |
| 6 Bedrooms | $3,027 |
| 7 Bedrooms | $3,269 |
| 8 Bedrooms | $3,432 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,440 | $187,890 | 0.77% | D |
| 3BR | $1,930 | $268,653 | 0.72% | D |
| 4BR | $2,330 | $289,776 | 0.8% | C |
U.S. Census Bureau data (2024)
The Section 8 market in ZIP code 17758, Muncy Valley, PA, presents an opportunity for landlords and small-portfolio investors due to the favorable financial metrics. The HUD Fair Market Rent (FMR) for the area is set at $1250 for fiscal year 2024, while the Census ACS reports the average market rent at $783. This indicates that voucher tenants can cashflow at the FMR rate, providing a substantial buffer for landlords.
To derive the rent-to-price ratio, we consider the median home value in Muncy Valley, which stands at $217,936. Assuming a typical mortgage rate and term, the monthly payment for such a property would likely exceed the average market rent but fall comfortably below the FMR. This suggests that rental income from voucher tenants can significantly cover mortgage payments, making it a viable investment strategy.
Regarding the dynamics between renting and buying, the median Days on Market (DOM) and percentage of price cuts are currently not available for Muncy Valley, PA. However, given the relatively low median home value and the higher FMR, the rent-vs-buy decision leans towards renting being a more attractive option for many residents. This scenario supports the stability of rental demand, particularly for Section 8 properties.
The strongest investor angle in this market is cashflow. With the significant difference between the HUD FMR and the actual market rent, landlords can expect steady and reliable income from voucher tenants, allowing them to manage their investments effectively and potentially reinvest profits into additional properties or improvements.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.