Real Estate Investing in Waterfall, Pennsylvania (16689)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16689 (Waterfall, 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.
- Elevated vacancy: 8.6% vacancy may signal weakening demand.
- Elevated poverty: 21.2% poverty rate — can affect rent collection.
• 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 Waterfall, PA (16689)?
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Market Analysis: 16689 Waterfall
The 16689 ZIP covers a section of Waterfall that demands careful diligence. Prices near $212K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $212K asset, 16689 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader PA picture, 16689 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
From a cash-flow lens, 331 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.
Distressed ZIPs reward experience. notable returns are possible in 16689, 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 Waterfall:
Market Trends
Home Value History (with trend line)
📊 How Does 16689 Compare?
| Metric | 16689 | Waterfall | Pennsylvania |
|---|---|---|---|
| Home Value | $211,729 | $211,729 | $278,018 |
| 5-Year CAGR | N/A | N/A | 6.3% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16689 (Waterfall, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $211,729 |
| Monthly Rent | $891 |
| Price-to-Rent | 19.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +13.6% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 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 (3.3%). 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 16689
Population: 331
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 16689
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.
Frequently Asked Questions
What is the typical rental rate in Waterfall, PA?
The typical rental in Waterfall, PA commands about $891/mo monthly. That rent profile stable cash flow against the $212K purchase basis.
Is it easy to find good tenants in Waterfall, PA?
Tenant demand in Waterfall, PA is solid. The local workforce $891/mo rents across most rental classes.
How does Waterfall, PA rate as a rental market?
Waterfall, PA scores 2.0/5 for investability. Home values sit at $212K and rents near $891/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do rentals sit vacant long in Waterfall, PA?
Rental vacancy in Waterfall, PA is elevated. Investors should budget normal turnover but not chronic empty units.
What price range are homes in Waterfall, PA?
The median home value in Waterfall, PA is roughly $212K. That puts it reasonable relative to the PA statewide average.
You know 16689 now. You don’t know where it ranks.
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