Real Estate Investing in Patton, Pennsylvania (16668)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16668 (Patton, 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: -10.5% 5-year CAGR — values have moved lower.
- Elevated vacancy: 11.5% vacancy may signal weakening demand.
- 1-year downturn: Values declined 15.0% 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 Patton, PA (16668)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 16668 Patton
This part of Cambria County is not an easy win. The 16668 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 16668 can be a a credible choice for hunting ground — but the discount at $106K reflects genuine risk that outside investors often underestimate.
In the broader PA picture, 16668 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 16668 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 16668 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 Patton:
Market Trends
Home Value History (with trend line)
📊 How Does 16668 Compare?
| Metric | 16668 | Patton | Johnstown, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $105,582 | $105,582 | N/A | $278,018 |
| 5-Year CAGR | N/A | N/A | N/A | 6.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 6.5% | 6.5% | - | - |
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 16668 (Patton, PA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 16668 (Patton, PA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $105,582 |
| Monthly Rent | $873 |
| Price-to-Rent | 10.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.9% |
| Cap Rate | 6.5% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -15.0% ▼ |
| 3-Year CAGR | -16.2% ▼ |
| 5-Year CAGR | -10.5% ▼ |
| 10-Year CAGR | -3.9% ▼ |
🏠 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 (6.5%). 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 16668
Population: 3,620
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 16668
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
Are rents high in Patton, PA?
Rents in Patton, PA run near $873/mo. Compared with median home prices of $106K that produces solid gross yields for typical rentals.
How do landlord-tenant laws work in Patton, PA?
PA law landlord-friendly for landlords, and Patton inherits those rules. Investors should still review local ordinances for rental licensing.
How expensive is real estate in Patton, PA?
The median home value in Patton, PA is roughly $106K. That puts it reasonable relative to the PA statewide average.
What real estate strategy is ideal for Patton, PA?
For Patton, PA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is it easy to find good tenants in Patton, PA?
Tenant demand in Patton, PA is solid. The local workforce $873/mo rents across most rental classes.
You know 16668 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 16668 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 16668 ranks in Johnstown, PA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 16668 (Patton)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 16668 (Patton, PA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.