Real Estate Investing in Fombell, Pennsylvania (16123)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16123 (Fombell, PA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fombell, PA (16123)?
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Market Analysis: 16123 Fombell
ZIP 16123 in Fombell, PA carries a durable set of headwinds. Home values near $284K and rents of $1,053/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 16123 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 16123's metrics run below Beaver County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 10% in 16123 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 16123 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 Fombell:
Property Strategy for 16123
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $165,942 | $1,170 | 5.1% | +7.9% | $82,971 |
| 3BR | $256,075 | $1,510 | 4.2% | +7.2% | $85,358 |
| 4BR | $413,598 | $1,630 | 2.8% | +8.5% | $103,399 |
Market Trends
Home Value History (with trend line)
📊 How Does 16123 Compare?
| Metric | 16123 | Fombell | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $283,550 | $283,550 | N/A | $278,018 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 6.3% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16123 (Fombell, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $283,550 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +12.7% ▲ |
| 3-Year CAGR | +9.9% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (2.9%). 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 16123
Population: 2,601
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 506 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the smart move for investors in Fombell, PA?
In Fombell, PA the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $284K prices and $1,053/mo rents suits that approach.
How deep is the rental pool in Fombell, PA?
The tenant pool in Fombell, PA is solid, supported by local employment and population fundamentals. Rents of $1,053/mo are well-absorbed by the market.
Is Fombell, PA good for landlords?
For rental operators, Fombell, PA rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Is Fombell, PA a good market for FHA house hackers?
Fombell, PA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $284K price point reasonable to enter.
What kind of vacancy should I budget for in Fombell, PA?
Occupancy in Fombell, PA runs consistent with elevated vacancy. Well-priced units at $1,053/mo lease on reasonable timelines.
You know 16123 now. You don’t know where it ranks.
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How 16123 ranks in Pittsburgh, PA
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