Real Estate Investing in East Brady, Pennsylvania (16028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16028 (East Brady, PA)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.0% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in East Brady, PA (16028)?
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Market Analysis: 16028 East Brady
The 16028 ZIP in East Brady, PA is a local-operator market. Outside capital chasing a $138K entry has to pair deep knowledge with the discount.
For an experienced owner, 16028 can be a a strong candidate for hunting ground — but the discount at $138K reflects genuine risk that outside investors often underestimate.
Within PA, ZIP 16028 trails on several market indicators that neighboring Armstrong County submarkets outperform. The gap is real and robust enough to shape underwriting.
Demographically, 16028 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.
Strategy in 16028 is an operator game, not a passive one. Meanwhile, entry prices of $138K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in East Brady:
Property Strategy for 16028
Which property type performs best in this market?
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| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $137,622 | $970 | 5.1% | +7.5% | $68,811 |
| 3BR | $161,402 | $1,220 | 5.4% | +4.1% | $53,801 |
Market Trends
Home Value History (with trend line)
📊 How Does 16028 Compare?
| Metric | 16028 | East Brady | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $137,724 | $137,724 | N/A | $278,018 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 6.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16028 (East Brady, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $137,724 |
| Monthly Rent | $873 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (7.0%) exceeds the estimated cap rate (4.9%). 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 16028
Population: 2,053
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
Are eviction rules reasonable in East Brady, PA?
For rental operators, East Brady, PA rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Is house hacking profitable in East Brady, PA?
House hacking in East Brady, PA is reasonable to execute. Prices around $138K and rents of $873/mo solid owner-occupant economics.
Are homes affordable in East Brady, PA?
East Brady, PA home values average about $138K. That price point suits investors targeting rentals with $873/mo in monthly income.
Is East Brady in PA worth investing in?
Investors tracking East Brady, PA will find a 3.0/5 rating supported by $138K median home values and $873/mo rents. That profile suits long-term holders targeting steady returns.
How strong is the working-renter base in East Brady, PA?
Tenant demand in East Brady, PA is solid. The local workforce $873/mo rents across most rental classes.
You know 16028 now. You don’t know where it ranks.
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How 16028 ranks in Pittsburgh, PA
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