Real Estate Investing in Ford Cliff, Pennsylvania (16228)
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Should you buy in 16228 (Ford Cliff, PA)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 9.5% vacancy may signal weakening demand.
• 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 Ford Cliff, PA (16228)?
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Market Analysis: 16228 Ford Cliff
ZIP 16228 in Ford Cliff, PA carries a substantial set of headwinds. Home values near $109K and rents of $927/mo sit inside a market where underwriting has to be tight.
In practical terms, the numbers look inviting — $109K purchase price, 0.0% nominal cap — the work to hit that pro forma in 16228 is substantial and deserves full respect.
Regionally, 16228 sits on the difficult end of the PA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Meanwhile, 386 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.
Distressed ZIPs reward experience. robust returns are possible in 16228, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Ford Cliff:
Market Trends
Home Value History (with trend line)
📊 How Does 16228 Compare?
| Metric | 16228 | Ford Cliff | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $108,978 | $108,978 | N/A | $278,018 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 6.3% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 6.6% | 6.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16228 (Ford Cliff, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $108,978 |
| Monthly Rent | $927 |
| Price-to-Rent | 9.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.2% |
| Cap Rate | 6.6% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.6%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 16228
Population: 386
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 price range are homes in Ford Cliff, PA?
Median home price in Ford Cliff, PA is near $109K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Can owner-occupants cash flow in Ford Cliff, PA?
Ford Cliff, PA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $109K price point reasonable to enter.
Does Ford Cliff, PA make sense for an investment property?
The 3.0/5 investability rating in Ford Cliff, PA reflects its $109K prices and $927/mo rents. Investors generally consider it a solid option within PA.
What is the rental occupancy rate in Ford Cliff, PA?
Occupancy in Ford Cliff, PA runs consistent with elevated vacancy. Well-priced units at $927/mo lease on reasonable timelines.
Are landlord laws favorable in Ford Cliff, PA?
Rental owners in Ford Cliff, PA deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 16228 now. You don’t know where it ranks.
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How 16228 ranks in Pittsburgh, PA
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