Real Estate Investing in Harborcreek, Pennsylvania (16421)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16421 (Harborcreek, PA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Harborcreek, PA (16421)?
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Market Analysis: 16421 Harborcreek
Not every below-median market is a bargain. Harborcreek's 16421 ZIP stands at signals that favor experienced operators who can absorb the risk $262K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 16421 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader PA picture, 16421 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 16421 includes headwinds that any investor should price in. Income distribution skews lower than Harborcreek averages, and tenant stability requires active management.
The right play in 16421 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Harborcreek:
Property Strategy for 16421
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $179,412 | $1,140 | 4.6% | +7.5% | $89,706 |
| 3BR | $249,911 | $1,410 | 4.1% | +7.3% | $83,304 |
| 4BR | $289,547 | $1,580 | 3.9% | +7.9% | $72,387 |
Market Trends
Home Value History (with trend line)
📊 How Does 16421 Compare?
| Metric | 16421 | Harborcreek | Erie, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $261,911 | $261,911 | N/A | $278,018 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 6.3% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16421 (Harborcreek, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $261,911 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 21.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (3.1%). 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 16421
Population: 2,251
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 16421
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 is the tenant pool like in Harborcreek, PA?
The tenant pool in Harborcreek, PA is solid, supported by local employment and population fundamentals. Rents of $1,026/mo are well-absorbed by the market.
What is the typical vacancy rate in Harborcreek, PA?
Occupancy in Harborcreek, PA runs even-keeled with elevated vacancy. Well-priced units at $1,026/mo lease on reasonable timelines.
Is house hacking profitable in Harborcreek, PA?
House hacking in Harborcreek, PA is reasonable to execute. Prices around $262K and rents of $1,026/mo solid owner-occupant economics.
Where do rents currently stand in Harborcreek, PA?
Investors in Harborcreek, PA typically see rents near $1,026/mo per month against $262K home values - a solid setup for rental cash flow.
What is it like being a landlord in Harborcreek, PA?
PA law landlord-friendly for landlords, and Harborcreek inherits those rules. Investors should still review local ordinances for rental licensing.
You know 16421 now. You don’t know where it ranks.
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How 16421 ranks in Erie, PA
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