Real Estate Investing in Ford City, Pennsylvania (16226)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16226 (Ford City, 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: 12.5% 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 Ford City, PA (16226)?
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Market Analysis: 16226 Ford City
On balance, ZIP 16226 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $152K median. It rewards specialists, not generalists.
Rent of $918/mo on a $152K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 16226 sits below the stated 0.0% once reality is priced in.
In the broader PA picture, 16226 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A substantial renter share of 23% in 16226 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Ford City:
Property Strategy for 16226
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $73,477 | $780 | 7.6% | +2.6% | $73,477 |
| 2BR | $105,517 | $1,020 | 7.0% | +5.0% | $52,758 |
| 3BR | $168,696 | $1,320 | 5.6% | +5.5% | $56,232 |
| 4BR | $202,695 | $1,420 | 5.0% | +5.2% | $50,674 |
Market Trends
Home Value History (with trend line)
📊 How Does 16226 Compare?
| Metric | 16226 | Ford City | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $152,106 | $152,106 | N/A | $278,018 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 6.3% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16226 (Ford City, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $152,106 |
| Monthly Rent | $918 |
| Price-to-Rent | 13.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 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 (4.7%). 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 16226
Population: 7,994
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
🎓 Schools in 16226
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the typical home price in Ford City, PA?
In Ford City, PA the median home value sits at $152K. Against the broader PA market, that reads as reasonable for most investors.
Can owner-occupants cash flow in Ford City, PA?
Ford City, PA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $152K price point reasonable to enter.
Is Ford City, PA landlord-friendly?
PA law landlord-friendly for landlords, and Ford City inherits those rules. Investors should still review local ordinances for rental licensing.
Are rents high in Ford City, PA?
Rents in Ford City, PA run near $918/mo. Compared with median home prices of $152K that produces solid gross yields for typical rentals.
How quickly do rentals get leased in Ford City, PA?
Ford City, PA carries elevated vacancy risk. Expect measured absorption at market rents of $918/mo.
You know 16226 now. You don’t know where it ranks.
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How 16226 ranks in Pittsburgh, PA
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