Real Estate Investing in Spruce Creek, Pennsylvania (16683)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16683 (Spruce Creek, PA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 33.3% of homes vacant — above national norms.
• 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 Spruce Creek, PA (16683)?
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Market Analysis: 16683 Spruce Creek
The 16683 ZIP covers a section of Spruce Creek that demands careful diligence. Prices near $208K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 16683 can be a a strong candidate for hunting ground — but the discount at $208K reflects genuine risk that outside investors often underestimate.
The gap between 16683 and stronger Spruce Creek ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 16683 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. significant returns are possible in 16683, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Spruce Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 16683 Compare?
| Metric | 16683 | Spruce Creek | Huntingdon, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $207,850 | $207,850 | N/A | $278,018 |
| 5-Year CAGR | N/A | N/A | N/A | 6.3% |
| Avg Rent | $1,035 | $1,035 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16683 (Spruce Creek, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $207,850 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 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 (3.9%). 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 16683
Population: 346
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
Investor Insight: With 9,581 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do rentals sit vacant long in Spruce Creek, PA?
Expect elevated vacancy in Spruce Creek, PA. Rents at $1,035/mo are absorbed by the tenant base without meaningful lag.
What is the tenant pool like in Spruce Creek, PA?
Expect a solid tenant pool in Spruce Creek, PA. The rental market absorbs $1,035/mo rents without meaningful friction.
What is the average monthly rent in Spruce Creek, PA?
Expect rents around $1,035/mo per month in Spruce Creek, PA. With home values at $208K, the yield math works out to reasonable levels for rental investors.
What is the smart move for investors in Spruce Creek, PA?
In Spruce Creek, PA the solid play is typically careful cash-flow rentals with hands-on management. The combination of $208K prices and $1,035/mo rents suits that approach.
Is Spruce Creek, PA a good market for buy-and-hold investors?
Investors tracking Spruce Creek, PA will find a 2.0/5 rating supported by $208K median home values and $1,035/mo rents. That profile suits long-term holders targeting even-keeled returns.
You know 16683 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 16683 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 16683 ranks in Huntingdon, PA
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