Real Estate Investing in Cooperstown, Pennsylvania (16317)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16317 (Cooperstown, PA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 25.8% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
- Higher unemployment: 8.7% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cooperstown, PA (16317)?
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Market Analysis: 16317 Cooperstown
ZIP 16317 in Cooperstown, PA carries a solid set of headwinds. Home values near $155K and rents of $1,305/mo sit inside a market where underwriting has to be tight.
Rent of $1,305/mo on a $155K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 16317 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Cooperstown have seen price recovery that 16317 has not matched. Venango County data supports the view that the spread is structural rather than temporary.
Demographically, 16317 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.
Strategically, 16317 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Cooperstown:
Property Strategy for 16317
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $136,687 | $1,450 | 7.6% | +2.9% | $68,343 |
| 3BR | $155,088 | $1,820 | 8.4% | +3.7% | $51,696 |
| 4BR | $196,669 | $2,080 | 7.6% | +5.7% | $49,167 |
Market Trends
Home Value History (with trend line)
📊 How Does 16317 Compare?
| Metric | 16317 | Cooperstown | Oil City, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $154,572 | $154,572 | N/A | $278,018 |
| 5-Year CAGR | 1.1% | 1.1% | N/A | 6.3% |
| Avg Rent | $1,305 | $1,305 | 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 16317 (Cooperstown, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $154,572 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 9.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.1% |
| Cap Rate | 6.6% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +3.3% ▲ |
🏠 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 16317
Population: 1,335
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
Is housing expensive in Cooperstown, PA?
Cooperstown, PA home values average about $155K. That price point suits investors targeting rentals with $1,305/mo in monthly income.
Is the tenant base reliable in Cooperstown, PA?
The renter base in Cooperstown, PA is reasonable for the $1,305/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
Is rental property easy to operate in Cooperstown, PA?
The landlord environment in Cooperstown, PA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How much do tenants pay in Cooperstown, PA?
Expect rents around $1,305/mo per month in Cooperstown, PA. With home values at $155K, the yield math works out to reasonable levels for rental investors.
Does a duplex house hack pencil in Cooperstown, PA?
The a challenging house-hack environment in Cooperstown, PA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 16317 now. You don’t know where it ranks.
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How 16317 ranks in Oil City, PA
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