Real Estate Investing in Hillsville, Pennsylvania (16132)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16132 (Hillsville, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.6% of homes vacant — above national norms.
- Elevated poverty: 39.2% poverty rate — can affect rent collection.
- Higher unemployment: 12.1% unemployment — tenant risk signal.
- Lower household income: $27,688 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hillsville, PA (16132)?
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Market Analysis: 16132 Hillsville
ZIP 16132 inside Lawrence County looks affordable on the surface — median value of $113K — but the discount exists for reasons that a careful buyer should understand before committing.
The 16132 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 16132 sits on the difficult end of the PA spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 16132 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 16132 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Hillsville:
Market Trends
Home Value History (with trend line)
📊 How Does 16132 Compare?
| Metric | 16132 | Hillsville | New Castle, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $112,872 | $112,872 | N/A | $278,018 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 6.3% |
| Avg Rent | $900 | $900 | N/A | - |
| Cap Rate | 6.2% | 6.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16132 (Hillsville, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $112,872 |
| Monthly Rent | $900 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.6% |
| Cap Rate | 6.2% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (6.2%). 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 16132
Population: 370
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 1,764 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Hillsville, PA rate as a rental market?
Investors tracking Hillsville, PA will find a 3.0/5 rating supported by $113K median home values and $900/mo rents. That profile suits long-term holders targeting consistent returns.
How quickly do rentals get leased in Hillsville, PA?
Vacancy in Hillsville, PA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $900/mo.
What investment strategy works best in Hillsville, PA?
Investors usually favor careful cash-flow rentals with hands-on management in Hillsville, PA. With home values at $113K and rents near $900/mo, other strategies can work but produce predictable rather than outsized returns.
How qualified is the tenant pool in Hillsville, PA?
Hillsville, PA draws a predictable base of working renters. Demand at the $900/mo rent level is reasonable for standard single-family and small multi rentals.
Are eviction rules reasonable in Hillsville, PA?
Rental owners in Hillsville, PA deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
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How 16132 ranks in New Castle, PA
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