Real Estate Investing in State College, Pennsylvania (16803)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16803 (State College, PA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.6% of homes vacant — above national norms.
What’s happening in State College, PA (16803)?
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Market Analysis: 16803 State College
The 16803 ZIP in State College, PA is a local-operator market. Outside capital chasing a $426K entry has to pair deep knowledge with the discount.
The investment case in 16803 is sturdy only for operators who understand what they are buying. A $426K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 16803 and stronger State College ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Looking more closely, 23,660 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.
Strategy in 16803 is an operator game, not a passive one. Looking more closely, entry prices of $426K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in State College:
Property Strategy for 16803
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $280,353 | $1,580 | 4.1% | +4.7% | $140,176 |
| 3BR | $367,261 | $1,980 | 3.9% | +4.3% | $122,420 |
| 4BR | $508,557 | $2,090 | 3.0% | +4.5% | $127,139 |
| 5BR | $645,170 | — | — | +4.8% | $129,034 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 16803 Compare?
| Metric | 16803 | State College | State College, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $426,025 | $282,235 | N/A | $278,018 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 6.3% |
| Avg Rent | $1,816 | $1,827 | N/A | - |
| Cap Rate | 3.3% | 3.4% | - | - |
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 16803 (State College, PA). Anonymous, moderated, never written by AI.
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Property managers serving Centre County
Manage rentals here? List your business →Nittany Property Management. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $426,025 |
| Monthly Rent | $1,816 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 16803
Population: 23,660
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 16803
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
Investor Insight: With 9,651 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in State College, PA?
State College, PA median home values land near $426K. That is reasonable territory for investors looking at $1,816/mo-per-month rentals.
What is the renter demographic in State College, PA?
Tenant quality in State College, PA ranks as solid. Landlords generally report consistent occupancy at market rents of $1,816/mo.
Are landlord laws favorable in State College, PA?
State College, PA operates under PA law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
Should investors consider State College, PA?
The 3.0/5 investability rating in State College, PA reflects its $426K prices and $1,816/mo rents. Investors generally consider it a solid option within PA.
Does house hacking work in State College, PA?
House hacking works a challenging in State College, PA. Rents of $1,816/mo against $426K acquisition make the strategy solid for owner-occupants.
You know 16803 now. You don’t know where it ranks.
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How 16803 ranks in State College, PA
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