Real Estate Investing in Broad Top, Pennsylvania (16621)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16621 (Broad Top, PA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 24.2% 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 Broad Top, PA (16621)?
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Market Analysis: 16621 Broad Top
The 16621 ZIP in Broad Top, PA is a local-operator market. Outside capital chasing a $171K entry has to pair deep knowledge with the discount.
The investment case in 16621 is solid only for operators who understand what they are buying. A $171K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 16621 and stronger Broad Top ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 16621 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 16621 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 Broad Top:
Market Trends
Home Value History (with trend line)
📊 How Does 16621 Compare?
| Metric | 16621 | Broad Top | Huntingdon, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $170,883 | $139,837 | N/A | $278,018 |
| 5-Year CAGR | N/A | N/A | N/A | 6.3% |
| Avg Rent | $873 | $878 | N/A | - |
| Cap Rate | 4.0% | 5.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16621 (Broad Top, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,883 |
| Monthly Rent | $873 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 3.3% |
📈 Home Appreciation
| 1-Year | +12.3% ▲ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | N/A |
| 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 (4.0%). 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 16621
Population: 607
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
Frequently Asked Questions
How do landlord-tenant laws work in Broad Top, PA?
PA ranks as a landlord-friendly state for landlord-tenant law. Broad Top generally follows the statewide framework, so landlords face reasonable operating rules.
Is Broad Top, PA a smart market for rental property?
The 2.0/5 investability rating in Broad Top, PA reflects its $171K prices and $873/mo rents. Investors generally consider it a solid option within PA.
How qualified is the tenant pool in Broad Top, PA?
The tenant pool in Broad Top, PA is solid, supported by local employment and population fundamentals. Rents of $873/mo are well-absorbed by the market.
How do experienced investors play Broad Top, PA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Broad Top, PA. The numbers - $171K homes against $873/mo rents - support that play.
Are homes affordable in Broad Top, PA?
Broad Top, PA home values average about $171K. That price point suits investors targeting rentals with $873/mo in monthly income.
You know 16621 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 16621 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 16621 ranks in Huntingdon, PA
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