Real Estate Investing in Leeper, Pennsylvania (16233)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16233 (Leeper, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 61.1% 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 Leeper, PA (16233)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 16233 Leeper
ZIP 16233 in Leeper, PA carries a significant set of headwinds. Home values near $120K and rents of $918/mo sit inside a market where underwriting has to be tight.
Turning to rents, the numbers look inviting — $120K purchase price, 0.0% nominal cap — the work to hit that pro forma in 16233 is substantial and deserves full respect.
Within PA, ZIP 16233 trails on several market indicators that neighboring Clarion County submarkets outperform. The gap is real and significant enough to shape underwriting.
From a cash-flow lens, 1,148 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 16233 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Leeper:
Market Trends
Home Value History (with trend line)
📊 How Does 16233 Compare?
| Metric | 16233 | Leeper | Pennsylvania |
|---|---|---|---|
| Home Value | $120,070 | $120,070 | $278,018 |
| 5-Year CAGR | 3.8% | 3.8% | 6.3% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 6.0% | 6.0% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16233 (Leeper, PA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 16233 (Leeper, PA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $120,070 |
| Monthly Rent | $918 |
| Price-to-Rent | 10.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (6.0%). 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 16233
Population: 1,148
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
Frequently Asked Questions
What do rentals go for in Leeper, PA?
Rent in Leeper, PA is around $918/mo. The resulting rent-to-value relationship with $120K pricing is reasonable for most investor models.
Is the tenant base reliable in Leeper, PA?
Working renters make up the core of the Leeper, PA tenant base. The pool is reasonable for investors targeting long-term holds.
Should investors consider Leeper, PA?
Our data puts Leeper, PA at 3.0/5 for investability. Home prices of $120K and rents around $918/mo create a solid backdrop for investor activity.
What kind of vacancy should I budget for in Leeper, PA?
Vacancy risk in Leeper, PA is elevated. That supports measured cash flow for typical rental holds.
How strict are landlord regulations in Leeper, PA?
PA ranks as a landlord-friendly state for landlord-tenant law. Leeper generally follows the statewide framework, so landlords face reasonable operating rules.
You know 16233 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 16233 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 16233 (Leeper)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 16233 (Leeper, PA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.