Real Estate Investing in Edinboro, Pennsylvania (16412)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16412 (Edinboro, PA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.6% 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 Edinboro, PA (16412)?
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Market Analysis: 16412 Edinboro
The 16412 ZIP covers a section of Edinboro that demands careful diligence. Prices near $303K look accessible, but the work to make a deal cash flow is real.
The 16412 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 16412's metrics run below Erie County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 16412 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Edinboro's stable or hybrid ZIPs before stepping into 16412. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Edinboro:
Property Strategy for 16412
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $210,631 | $1,210 | 4.1% | +8.4% | $105,316 |
| 3BR | $278,899 | $1,500 | 3.9% | +7.6% | $92,966 |
| 4BR | $339,478 | $1,690 | 3.6% | +8.5% | $84,870 |
| 5BR | $395,416 | — | — | +7.9% | $79,083 |
Market Trends
Home Value History (with trend line)
📊 How Does 16412 Compare?
| Metric | 16412 | Edinboro | Erie, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $303,226 | $151,613 | N/A | $278,018 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 6.3% |
| Avg Rent | $1,089 | $1,089 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16412 (Edinboro, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $303,226 |
| Monthly Rent | $1,089 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +10.0% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (2.8%). 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 16412
Population: 9,726
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 16412
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 are home prices like in Edinboro, PA?
In Edinboro, PA the median home value sits at $303K. Against the broader PA market, that reads as reasonable for most investors.
What kind of tenants rent in Edinboro, PA?
Tenant demand in Edinboro, PA is solid. The local workforce $1,089/mo rents across most rental classes.
What type of investing works in Edinboro, PA?
Most investors in Edinboro, 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.
Is house hacking profitable in Edinboro, PA?
The a challenging house-hack environment in Edinboro, PA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How does Edinboro, PA rate as a rental market?
Investors tracking Edinboro, PA will find a 3.0/5 rating supported by $303K median home values and $1,089/mo rents. That profile suits long-term holders targeting predictable returns.
You know 16412 now. You don’t know where it ranks.
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How 16412 ranks in Erie, PA
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