Real Estate Investing in Hopewell, Pennsylvania (16650)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16650 (Hopewell, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 25.6% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hopewell, PA (16650)?
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Market Analysis: 16650 Hopewell
ZIP 16650 inside Bedford County looks affordable on the surface — median value of $161K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 16650 is sturdy only for operators who understand what they are buying. A $161K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 16650 sits on the difficult end of the PA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 16650 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.
Experienced landlords with local relationships tend to find 16650 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Hopewell:
Market Trends
Home Value History (with trend line)
📊 How Does 16650 Compare?
| Metric | 16650 | Hopewell | Pennsylvania |
|---|---|---|---|
| Home Value | $160,795 | $160,795 | $278,018 |
| 5-Year CAGR | 3.1% | 3.1% | 6.3% |
| Avg Rent | $954 | $954 | - |
| Cap Rate | 4.6% | 4.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16650 (Hopewell, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $160,795 |
| Monthly Rent | $954 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 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 (4.6%). 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 16650
Population: 1,797
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 home values compare in Hopewell, PA?
Homes in Hopewell, PA typically sell near $161K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
What investment strategy works best in Hopewell, PA?
Most investors in Hopewell, PA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How deep is the rental pool in Hopewell, PA?
The tenant pool in Hopewell, PA is solid, supported by local employment and population fundamentals. Rents of $954/mo are well-absorbed by the market.
How tight is the rental market in Hopewell, PA?
Hopewell, PA carries elevated vacancy risk. Expect predictable absorption at market rents of $954/mo.
Is Hopewell, PA a good market for FHA house hackers?
Hopewell, PA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $954/mo rent level.
You know 16650 now. You don’t know where it ranks.
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