Real Estate Investing in Cresson, Pennsylvania (16630)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16630 (Cresson, PA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Declining values: -6.1% 5-year CAGR — values have moved lower.
- Elevated vacancy: 11.0% vacancy may signal weakening demand.
- 1-year downturn: Values declined 17.7% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cresson, PA (16630)?
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Market Analysis: 16630 Cresson
The 16630 ZIP in Cresson, PA is a local-operator market. Outside capital chasing a $129K entry has to pair deep knowledge with the discount.
From an investor standpoint, the numbers look inviting — $129K purchase price, 0.0% nominal cap — the work to hit that pro forma in 16630 is substantial and deserves full respect.
In the broader PA picture, 16630 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 16630 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.
Strategy in 16630 is an operator game, not a passive one. Turning to rents, entry prices of $129K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Cresson:
Market Trends
Home Value History (with trend line)
📊 How Does 16630 Compare?
| Metric | 16630 | Cresson | Johnstown, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $129,015 | $64,508 | N/A | $278,018 |
| 5-Year CAGR | N/A | N/A | N/A | 6.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 5.3% | 5.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16630 (Cresson, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $129,015 |
| Monthly Rent | $873 |
| Price-to-Rent | 12.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.3% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -17.7% ▼ |
| 3-Year CAGR | -9.1% ▼ |
| 5-Year CAGR | -6.1% ▼ |
| 10-Year CAGR | -1.4% ▼ |
🏠 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 (5.3%). 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 16630
Population: 4,771
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 16630
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
Do landlords face vacancy issues in Cresson, PA?
Expect elevated vacancy in Cresson, PA. Rents at $873/mo are absorbed by the tenant base without meaningful lag.
Is it easy to find good tenants in Cresson, PA?
Tenant demand in Cresson, PA is solid. The local workforce $873/mo rents across most rental classes.
Can I live-in-and-rent in Cresson, PA?
The house hack math a challenging in Cresson, PA. Owner-occupant buyers benefit from the $873/mo rents and $129K home values.
What is it like being a landlord in Cresson, PA?
PA ranks as a landlord-friendly state for landlord-tenant law. Cresson generally follows the statewide framework, so landlords face reasonable operating rules.
How do home values compare in Cresson, PA?
Homes in Cresson, PA typically sell near $129K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
You know 16630 now. You don’t know where it ranks.
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