Real Estate Investing in Wattsburg, Pennsylvania (16442)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16442 (Wattsburg, 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 Wattsburg, PA (16442)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 16442 Wattsburg
The 16442 ZIP covers a section of Wattsburg that demands careful diligence. Prices near $276K look accessible, but the work to make a deal cash flow is real.
The investment case in 16442 is solid only for operators who understand what they are buying. A $276K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Wattsburg have seen price recovery that 16442 has not matched. Erie County data supports the view that the spread is structural rather than temporary.
Employment concentration in 16442 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. substantial returns are possible in 16442, 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 Wattsburg:
Property Strategy for 16442
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $203,735 | $1,540 | 5.4% | +6.2% | $101,868 |
| 3BR | $269,593 | $1,900 | 5.1% | +7.1% | $89,864 |
| 4BR | $296,042 | $2,140 | 5.2% | +8.4% | $74,010 |
Market Trends
Home Value History (with trend line)
📊 How Does 16442 Compare?
| Metric | 16442 | Wattsburg | Erie, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $276,162 | $276,162 | N/A | $278,018 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 6.3% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 16442 (Wattsburg, PA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 16442 (Wattsburg, PA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $276,162 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +11.3% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (3.9%). 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 16442
Population: 3,091
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 do landlord-tenant laws work in Wattsburg, PA?
PA law landlord-friendly for landlords, and Wattsburg inherits those rules. Investors should still review local ordinances for rental licensing.
Are tenants stable in Wattsburg, PA?
Working renters make up the core of the Wattsburg, PA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the best play in Wattsburg, PA?
Wattsburg, PA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($276K prices, $1,386/mo rents) make it a reasonable choice.
Does a duplex house hack pencil in Wattsburg, PA?
For house hackers, Wattsburg, PA is a challenging. The $1,386/mo rent on a unit helps defray the mortgage on a $276K property.
Are homes affordable in Wattsburg, PA?
Wattsburg, PA median home values land near $276K. That is reasonable territory for investors looking at $1,386/mo-per-month rentals.
You know 16442 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 16442 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 16442 ranks in Erie, PA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 16442 (Wattsburg)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 16442 (Wattsburg, PA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.