Real Estate Investing in Carlton, Pennsylvania (16311)
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Should you buy in 16311 (Carlton, PA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 18.7% of homes vacant — above national norms.
- Declining values: -2.7% 5-year CAGR — values have moved lower.
• 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 Carlton, PA (16311)?
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Market Analysis: 16311 Carlton
The 16311 ZIP in Carlton, PA is a local-operator market. Outside capital chasing a $177K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $177K asset, 16311 is the wrong submarket. If the plan prices in friction, the yield can still work.
From an investor standpoint, 16311 offers a low basis, the region around Carlton has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 16311 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 16311 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 Carlton:
Market Trends
Home Value History (with trend line)
📊 How Does 16311 Compare?
| Metric | 16311 | Carlton | Pennsylvania |
|---|---|---|---|
| Home Value | $176,730 | $176,730 | $278,018 |
| 5-Year CAGR | N/A | N/A | 6.3% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16311 (Carlton, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $176,730 |
| Monthly Rent | $873 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.9% |
| 5-Year IRR | 1.2% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | -3.3% ▼ |
| 5-Year CAGR | -2.7% ▼ |
| 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 (3.9%). 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 16311
Population: 397
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
Which real estate strategy fits Carlton, PA?
The best-fit strategy in Carlton, PA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How qualified is the tenant pool in Carlton, PA?
Expect a solid tenant pool in Carlton, PA. The rental market absorbs $873/mo rents without meaningful friction.
What are vacancy rates like in Carlton, PA?
Vacancy in Carlton, PA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $873/mo.
Is housing expensive in Carlton, PA?
Carlton, PA median home values land near $177K. That is reasonable territory for investors looking at $873/mo-per-month rentals.
Is Carlton, PA a good place for real estate investing?
Yes - Carlton, PA a 2.0/5 investability score. With $177K home prices against $873/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 16311 now. You don’t know where it ranks.
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