Real Estate Investing in Aaronsburg, Pennsylvania (16820)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16820 (Aaronsburg, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Aaronsburg, PA (16820)?
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Market Analysis: 16820 Aaronsburg
Turning to rents, ZIP 16820 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $270K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $270K asset, 16820 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 16820 and stronger Aaronsburg ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 16820 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.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Aaronsburg:
Property Strategy for 16820
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $257,517 | $1,570 | 4.4% | +4.7% | $85,839 |
| 4BR | $313,920 | $1,710 | 3.9% | +6.5% | $78,480 |
Market Trends
Home Value History (with trend line)
📊 How Does 16820 Compare?
| Metric | 16820 | Aaronsburg | State College, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $269,707 | $269,707 | N/A | $278,018 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 6.3% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16820 (Aaronsburg, 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
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📊 Market Snapshot
| Home Value | $269,707 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (3.4%). 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 16820
Population: 1,657
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
What monthly rent should investors expect in Aaronsburg, PA?
Average rent in Aaronsburg, PA is approximately $1,161/mo per month. Against $270K home values that yields a reasonable rent-to-price ratio.
What kind of vacancy should I budget for in Aaronsburg, PA?
Aaronsburg, PA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the investability score for Aaronsburg, PA?
Yes - Aaronsburg, PA a 3.0/5 investability score. With $270K home prices against $1,161/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is house hacking profitable in Aaronsburg, PA?
House hacking in Aaronsburg, PA is reasonable to execute. Prices around $270K and rents of $1,161/mo solid owner-occupant economics.
How strong is tenant demand in Aaronsburg, PA?
Working renters make up the core of the Aaronsburg, PA tenant base. The pool is reasonable for investors targeting long-term holds.
You know 16820 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 16820 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 16820 ranks in State College, PA
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