Real Estate Investing in Sugar Grove, Pennsylvania (16350)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16350 (Sugar Grove, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.3% 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 Sugar Grove, PA (16350)?
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Market Analysis: 16350 Sugar Grove
In practical terms, ZIP 16350 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $182K median. It rewards specialists, not generalists.
Rent of $873/mo on a $182K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 16350 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Sugar Grove have seen price recovery that 16350 has not matched. Warren County data supports the view that the spread is structural rather than temporary.
In practical terms, 2,486 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.
appears 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 Sugar Grove:
Market Trends
Home Value History (with trend line)
📊 How Does 16350 Compare?
| Metric | 16350 | Sugar Grove | Warren, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $182,474 | $182,474 | N/A | $278,018 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 6.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16350 (Sugar Grove, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $182,474 |
| Monthly Rent | $873 |
| Price-to-Rent | 17.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +11.3% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 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 (3.7%). 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 16350
Population: 2,486
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
Investor Insight: With 657 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Sugar Grove, PA?
Median home price in Sugar Grove, PA is near $182K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
How does Sugar Grove, PA rate as a rental market?
Sugar Grove, PA scores 3.0/5 for investability. Home values sit at $182K and rents near $873/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Sugar Grove, PA landlord-friendly?
PA ranks as a landlord-friendly state for landlord-tenant law. Sugar Grove generally follows the statewide framework, so landlords face reasonable operating rules.
Can I live-in-and-rent in Sugar Grove, PA?
House hacking in Sugar Grove, PA is a challenging. With home values around $182K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
What is the renter demographic in Sugar Grove, PA?
Sugar Grove, PA offers a even-keeled renter base at the $873/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 16350 now. You don’t know where it ranks.
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How 16350 ranks in Warren, PA
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