Real Estate Investing in Centerville, Pennsylvania (16404)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16404 (Centerville, 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: 20.3% 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 Centerville, PA (16404)?
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Market Analysis: 16404 Centerville
ZIP 16404 in Centerville, PA carries a healthy set of headwinds. Home values near $179K and rents of $981/mo sit inside a market where underwriting has to be tight.
The investment case in 16404 is sturdy only for operators who understand what they are buying. A $179K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader PA picture, 16404 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 16404 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 16404 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 Centerville:
Market Trends
Home Value History (with trend line)
📊 How Does 16404 Compare?
| Metric | 16404 | Centerville | Meadville, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $178,645 | $178,645 | N/A | $278,018 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.3% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16404 (Centerville, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $178,645 |
| Monthly Rent | $981 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +24.2% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (4.3%). 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 16404
Population: 3,396
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
What are vacancy rates like in Centerville, PA?
Centerville, PA sees elevated vacancy, which is reasonable relative to the broader PA rental market.
What is the smart move for investors in Centerville, PA?
Most investors in Centerville, PA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How strong is tenant demand in Centerville, PA?
Working renters make up the core of the Centerville, PA tenant base. The pool is reasonable for investors targeting long-term holds.
Does Centerville, PA favor landlords or tenants?
Rental owners in Centerville, PA deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the typical home price in Centerville, PA?
Homes in Centerville, PA typically sell near $179K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
You know 16404 now. You don’t know where it ranks.
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How 16404 ranks in Meadville, PA
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