Real Estate Investing in Adrian, Pennsylvania (16210)
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Should you buy in 16210 (Adrian, PA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 28.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.5% CAGR).
• 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 Adrian, PA (16210)?
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Market Analysis: 16210 Adrian
This part of Armstrong County is not an easy win. The 16210 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 16210 is substantial only for operators who understand what they are buying. A $140K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within PA, ZIP 16210 trails on several market indicators that neighboring Armstrong County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Resident income in 16210 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 16210 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Adrian:
Property Strategy for 16210
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $124,797 | $970 | 5.6% | +5.4% | $62,399 |
| 3BR | $148,174 | $1,260 | 6.1% | +3.1% | $49,391 |
Market Trends
Home Value History (with trend line)
📊 How Does 16210 Compare?
| Metric | 16210 | Adrian | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $140,373 | $140,373 | N/A | $278,018 |
| 5-Year CAGR | 0.5% | 0.5% | 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 16210 (Adrian, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $140,373 |
| Monthly Rent | $873 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +0.5% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 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 (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 16210
Population: 569
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
What is the average home sale price in Adrian, PA?
The median home value in Adrian, PA is roughly $140K. That puts it reasonable relative to the PA statewide average.
How do landlord-tenant laws work in Adrian, PA?
Adrian, PA operates under PA law, which is landlord-friendly overall for landlords. Expect stable treatment in typical lease and eviction cases.
Are tenants stable in Adrian, PA?
The renter base in Adrian, PA is reasonable for the $873/mo price point. Screening well and pricing to market typically yields reliable tenants.
What kind of market is Adrian, PA for investors?
The 3.0/5 investability rating in Adrian, PA reflects its $140K prices and $873/mo rents. Investors generally consider it a solid option within PA.
Which real estate strategy fits Adrian, PA?
In Adrian, PA the robust play is typically careful cash-flow rentals with hands-on management. The combination of $140K prices and $873/mo rents suits that approach.
You know 16210 now. You don’t know where it ranks.
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How 16210 ranks in Pittsburgh, PA
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