Real Estate Investing in Middlebury Center, Pennsylvania (16935)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16935 (Middlebury Center, 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.
- High vacancy: 25.1% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Middlebury Center, PA (16935)?
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Market Analysis: 16935 Middlebury Center
The 16935 ZIP covers a section of Middlebury Center that demands careful diligence. Prices near $249K look accessible, but the work to make a deal cash flow is real.
The investment case in 16935 is sturdy only for operators who understand what they are buying. A $249K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 16935 and stronger Middlebury Center ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 16935 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.
Distressed ZIPs reward experience. healthy returns are possible in 16935, 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 Middlebury Center:
Property Strategy for 16935
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $208,405 | $1,040 | 3.6% | +5.1% | $104,202 |
| 3BR | $252,082 | $1,350 | 3.9% | +5.8% | $84,027 |
| 4BR | $287,137 | $1,390 | 3.5% | +6.6% | $71,784 |
Market Trends
Home Value History (with trend line)
📊 How Does 16935 Compare?
| Metric | 16935 | Middlebury Center | Pennsylvania |
|---|---|---|---|
| Home Value | $248,553 | $248,553 | $278,018 |
| 5-Year CAGR | 4.9% | 4.9% | 6.3% |
| Avg Rent | $936 | $936 | - |
| Cap Rate | 2.9% | 2.9% | - |
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 16935 (Middlebury Center, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $248,553 |
| Monthly Rent | $936 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 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 (2.9%). 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 16935
Population: 1,175
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 is the median home value in Middlebury Center, PA?
Expect median prices around $249K in Middlebury Center, PA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Is the tenant base reliable in Middlebury Center, PA?
Tenant demand in Middlebury Center, PA is solid. The local workforce $936/mo rents across most rental classes.
How does Middlebury Center, PA stack up for property investment?
Yes - Middlebury Center, PA a 3.0/5 investability score. With $249K home prices against $936/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the best play in Middlebury Center, PA?
For Middlebury Center, PA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Does house hacking work in Middlebury Center, PA?
House hacking in Middlebury Center, PA is reasonable to execute. Prices around $249K and rents of $936/mo solid owner-occupant economics.
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