Real Estate Investing in Broad Top, Pennsylvania (16634)
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Should you buy in 16634 (Broad Top, 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.
- High vacancy: 24.2% of homes vacant — above national norms.
- 1-year downturn: Values declined 7.1% 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 Broad Top, PA (16634)?
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Market Analysis: 16634 Broad Top
The 16634 ZIP covers a section of Broad Top that demands careful diligence. Prices near $109K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 16634 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
On the rental side, 16634 offers a low basis, the region around Broad Top has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A impressive renter share of 10% in 16634 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 16634 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Broad Top:
Market Trends
Home Value History (with trend line)
📊 How Does 16634 Compare?
| Metric | 16634 | Broad Top | Huntingdon, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $108,790 | $139,837 | N/A | $278,018 |
| 5-Year CAGR | N/A | N/A | N/A | 6.3% |
| Avg Rent | $882 | $878 | N/A | - |
| Cap Rate | 6.3% | 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 16634 (Broad Top, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $108,790 |
| Monthly Rent | $882 |
| Price-to-Rent | 10.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.7% |
| Cap Rate | 6.3% |
| 5-Year IRR | 4.2% |
📈 Home Appreciation
| 1-Year | -7.1% ▼ |
| 3-Year CAGR | -2.1% ▼ |
| 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%) is close to the estimated cap rate (6.3%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 16634
Population: 296
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 Broad Top, PA?
Investors in Broad Top, PA typically see rents near $882/mo per month against $109K home values - a solid setup for rental cash flow.
How quickly do rentals get leased in Broad Top, PA?
Broad Top, PA carries elevated vacancy risk. Expect steady absorption at market rents of $882/mo.
How strong is Broad Top, PA for real estate investors?
Broad Top, PA rates 3.0/5 for investability. With median values at $109K and rents near $882/mo, the market offers reasonable fundamentals for rental investors.
Where do home prices stand in Broad Top, PA?
Broad Top, PA home values average about $109K. That price point suits investors targeting rentals with $882/mo in monthly income.
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 $882/mo are well-absorbed by the market.
You know 16634 now. You don’t know where it ranks.
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How 16634 ranks in Huntingdon, PA
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