Real Estate Investing in Guys Mills, Pennsylvania (16327)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16327 (Guys Mills, 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: 14.9% 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 Guys Mills, PA (16327)?
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Market Analysis: 16327 Guys Mills
The 16327 ZIP covers a section of Guys Mills that demands careful diligence. Prices near $205K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $205K asset, 16327 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within PA, ZIP 16327 trails on several market indicators that neighboring Crawford County submarkets outperform. The gap is real and impressive enough to shape underwriting.
The demographic picture in 16327 includes headwinds that any investor should price in. Income distribution skews lower than Guys Mills averages, and tenant stability requires active management.
Distressed ZIPs reward experience. resilient returns are possible in 16327, 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 Guys Mills:
Market Trends
Home Value History (with trend line)
📊 How Does 16327 Compare?
| Metric | 16327 | Guys Mills | Meadville, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $204,820 | $204,820 | N/A | $278,018 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16327 (Guys Mills, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $204,820 |
| Monthly Rent | $873 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +19.7% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 16327
Population: 2,544
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 16327
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
What kind of market is Guys Mills, PA for investors?
Investors tracking Guys Mills, PA will find a 3.0/5 rating supported by $205K median home values and $873/mo rents. That profile suits long-term holders targeting predictable returns.
How much is rent in Guys Mills, PA?
Rents in Guys Mills, PA run near $873/mo. Compared with median home prices of $205K that produces solid gross yields for typical rentals.
Is house hacking profitable in Guys Mills, PA?
House hacking in Guys Mills, PA is reasonable to execute. Prices around $205K and rents of $873/mo solid owner-occupant economics.
Do landlords face vacancy issues in Guys Mills, PA?
Rental vacancy in Guys Mills, PA is elevated. Investors should budget normal turnover but not chronic empty units.
What is the median home value in Guys Mills, PA?
Expect median prices around $205K in Guys Mills, PA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
You know 16327 now. You don’t know where it ranks.
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How 16327 ranks in Meadville, PA
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