Real Estate Investing in Clarence, Pennsylvania (16829)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16829 (Clarence, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 29.9% 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 Clarence, PA (16829)?
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Market Analysis: 16829 Clarence
ZIP 16829 in Clarence, PA carries a resilient set of headwinds. Home values near $207K and rents of $1,161/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 16829 can be a worth a close look for hunting ground — but the discount at $207K reflects genuine risk that outside investors often underestimate.
Within PA, ZIP 16829 trails on several market indicators that neighboring Centre County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Resident income in 16829 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 16829 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Clarence:
Market Trends
Home Value History (with trend line)
📊 How Does 16829 Compare?
| Metric | 16829 | Clarence | State College, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $206,901 | $206,901 | N/A | $278,018 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 6.3% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16829 (Clarence, 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 | $206,901 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (4.4%). 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 16829
Population: 719
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 do landlords charge for rent in Clarence, PA?
Expect rents around $1,161/mo per month in Clarence, PA. With home values at $207K, the yield math works out to reasonable levels for rental investors.
What type of investing works in Clarence, PA?
A careful cash-flow rentals with hands-on management strategy Clarence, PA best. The market produces measured results for that approach at the $207K price point.
Is Clarence, PA a good place for real estate investing?
Clarence, PA stands at an investability rating of 3.0/5, with median home values near $207K and average rents around $1,161/mo. That combination puts it in the durable tier for investor interest.
What kind of vacancy should I budget for in Clarence, PA?
Clarence, PA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How strict are landlord regulations in Clarence, PA?
Rental owners in Clarence, PA deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 16829 now. You don’t know where it ranks.
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How 16829 ranks in State College, PA
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