Real Estate Investing in Franklin, Pennsylvania (16323)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16323 (Franklin, 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: 10.4% vacancy may signal weakening demand.
What’s happening in Franklin, PA (16323)?
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Market Analysis: 16323 Franklin
Not every below-median market is a bargain. Franklin's 16323 ZIP sits at signals that favor experienced operators who can absorb the risk $135K pricing implies.
The 16323 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 16323 sits on the difficult end of the PA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
On the rental side, 14,694 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.
Strategy in 16323 is an operator game, not a passive one. From a cash-flow lens, entry prices of $135K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Franklin:
Property Strategy for 16323
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $78,554 | $750 | 6.9% | +4.9% | $78,554 |
| 2BR | $105,875 | $990 | 6.7% | +6.6% | $52,938 |
| 3BR | $137,218 | $1,240 | 6.5% | +6.3% | $45,739 |
| 4BR | $168,305 | $1,420 | 6.1% | +7.3% | $42,076 |
| 5BR | $194,909 | — | — | +8.1% | $38,982 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 16323 Compare?
| Metric | 16323 | Franklin | Oil City, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $135,389 | $135,389 | N/A | $278,018 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 6.3% |
| Avg Rent | $1,100 | $1,100 | N/A | - |
| Cap Rate | 6.3% | 6.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16323 (Franklin, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $135,389 |
| Monthly Rent | $1,100 |
| Price-to-Rent | 10.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.8% |
| Cap Rate | 6.3% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 (6.3%). 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 16323
Population: 14,694
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 16323
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
How expensive is real estate in Franklin, PA?
Median home price in Franklin, PA is near $135K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
What approach is best for Franklin, PA real estate?
The best-fit strategy in Franklin, PA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong is Franklin, PA for real estate investors?
Franklin, PA rates 3.0/5 for investability. With median values at $135K and rents near $1,100/mo, the market offers reasonable fundamentals for rental investors.
Does Franklin, PA favor landlords or tenants?
Franklin, PA operates under PA law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
How high is vacancy risk in Franklin, PA?
Vacancy risk in Franklin, PA is elevated. That supports predictable cash flow for typical rental holds.
You know 16323 now. You don’t know where it ranks.
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How 16323 ranks in Oil City, PA
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