Real Estate Investing in Bear Lake, Pennsylvania (16402)
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Should you buy in 16402 (Bear Lake, 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.
- High vacancy: 19.3% of homes vacant — above national norms.
• 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 Bear Lake, PA (16402)?
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Market Analysis: 16402 Bear Lake
The 16402 ZIP in Bear Lake, PA is a local-operator market. Outside capital chasing a $171K entry has to pair deep knowledge with the discount.
For an experienced owner, 16402 can be a a solid fit for hunting ground — but the discount at $171K reflects genuine risk that outside investors often underestimate.
Within PA, ZIP 16402 trails on several market indicators that neighboring Warren County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Resident income in 16402 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 16402 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 Bear Lake:
Market Trends
Home Value History (with trend line)
📊 How Does 16402 Compare?
| Metric | 16402 | Bear Lake | Warren, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $170,773 | $170,773 | N/A | $278,018 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 6.3% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16402 (Bear Lake, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,773 |
| Monthly Rent | $927 |
| Price-to-Rent | 15.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +14.9% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 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 (4.2%). 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 16402
Population: 570
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
How does Bear Lake, PA stack up for property investment?
Bear Lake, PA records an investability rating of 3.0/5, with median home values near $171K and average rents around $927/mo. That combination puts it in the substantial tier for investor interest.
Is vacancy a concern in Bear Lake, PA?
Rental vacancy in Bear Lake, PA is elevated. Investors should budget normal turnover but not chronic empty units.
What is the renter demographic in Bear Lake, PA?
Tenant quality in Bear Lake, PA ranks as solid. Landlords generally report predictable occupancy at market rents of $927/mo.
How landlord-friendly is Bear Lake, PA?
The landlord environment in Bear Lake, PA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What do landlords charge for rent in Bear Lake, PA?
Expect rents around $927/mo per month in Bear Lake, PA. With home values at $171K, the yield math works out to reasonable levels for rental investors.
You know 16402 now. You don’t know where it ranks.
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How 16402 ranks in Warren, PA
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