Real Estate Investing in Cassville, Pennsylvania (16623)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16623 (Cassville, 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: 41.7% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.1% in the last year.
• 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 Cassville, PA (16623)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 16623 Cassville
This part of Huntingdon County is not an easy win. The 16623 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $182K asset, 16623 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 16623 among PA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 16623 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 16623 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 Cassville:
Market Trends
Home Value History (with trend line)
📊 How Does 16623 Compare?
| Metric | 16623 | Cassville | Huntingdon, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $182,379 | $182,379 | N/A | $278,018 |
| 5-Year CAGR | N/A | N/A | N/A | 6.3% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 16623 (Cassville, PA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 16623 (Cassville, PA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $182,379 |
| Monthly Rent | $927 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -4.1% ▼ |
| 3-Year CAGR | -4.1% ▼ |
| 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 16623
Population: 458
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 strong are rents in Cassville, PA?
Investors in Cassville, PA typically see rents near $927/mo per month against $182K home values - a solid setup for rental cash flow.
What is the tenant pool like in Cassville, PA?
The tenant pool in Cassville, PA is solid, supported by local employment and population fundamentals. Rents of $927/mo are well-absorbed by the market.
How quickly do rentals get leased in Cassville, PA?
Cassville, PA carries elevated vacancy risk. Expect stable absorption at market rents of $927/mo.
What approach is best for Cassville, PA real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Cassville, PA. The numbers - $182K homes against $927/mo rents - support that play.
Is Cassville in PA worth investing in?
Investors tracking Cassville, PA will find a 2.0/5 rating supported by $182K median home values and $927/mo rents. That profile suits long-term holders targeting measured returns.
You know 16623 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 16623 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 16623 ranks in Huntingdon, PA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 16623 (Cassville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 16623 (Cassville, PA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.