Real Estate Investing in Hesston, Pennsylvania (16647)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16647 (Hesston, PA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 39.7% of homes vacant — above national norms.
- 1-year downturn: Values declined 3.4% in the last year.
- High price-to-rent: Price-to-rent ratio 25.6 — hard to cash-flow at these prices.
• 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 Hesston, PA (16647)?
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Market Analysis: 16647 Hesston
Turning to rents, ZIP 16647 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $268K median. It rewards specialists, not generalists.
The 16647 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within PA, ZIP 16647 trails on several market indicators that neighboring Huntingdon County submarkets outperform. The gap is real and solid enough to shape underwriting.
On balance, 836 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Hesston:
Market Trends
Home Value History (with trend line)
📊 How Does 16647 Compare?
| Metric | 16647 | Hesston | Huntingdon, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $267,793 | $267,793 | N/A | $278,018 |
| 5-Year CAGR | N/A | N/A | N/A | 6.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16647 (Hesston, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $267,793 |
| Monthly Rent | $873 |
| Price-to-Rent | 25.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 1.5% |
📈 Home Appreciation
| 1-Year | -3.4% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 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 (2.5%). 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 16647
Population: 836
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Do rentals sit vacant long in Hesston, PA?
Rental vacancy in Hesston, PA is elevated. Investors should budget normal turnover but not chronic empty units.
What type of investing works in Hesston, PA?
A careful cash-flow rentals with hands-on management strategy Hesston, PA best. The market produces even-keeled results for that approach at the $268K price point.
What price range are homes in Hesston, PA?
Median home price in Hesston, PA is near $268K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
How strict are landlord regulations in Hesston, PA?
Hesston, PA operates under PA law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How strong is Hesston, PA for real estate investors?
Hesston, PA scores 2.0/5 for investability. Home values sit at $268K and rents near $873/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 16647 now. You don’t know where it ranks.
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How 16647 ranks in Huntingdon, PA
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