Real Estate Investing in Eighty Four, Pennsylvania (15330)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 15330 (Eighty Four, 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: 9.7% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 32.2 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Eighty Four, PA (15330)?
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Market Analysis: 15330 Eighty Four
Investors eyeing 15330 need to respect the fundamentals at play. Home values of $417K come alongside slower price movement and elevated management overhead.
Rent of $1,080/mo on a $417K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 15330 sits below the stated 0.0% once reality is priced in.
Within PA, ZIP 15330 trails on several market indicators that neighboring Washington County submarkets outperform. The gap is real and robust enough to shape underwriting.
The demographic picture in 15330 includes headwinds that any investor should price in. Income distribution skews lower than Eighty Four averages, and tenant stability requires active management.
New investors are better served looking at Eighty Four's stable or hybrid ZIPs before stepping into 15330. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Eighty Four:
Property Strategy for 15330
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $238,167 | $1,200 | 3.6% | +4.7% | $119,083 |
| 3BR | $347,711 | $1,530 | 3.2% | +4.3% | $115,904 |
| 4BR | $514,302 | $1,650 | 2.3% | +5.6% | $128,576 |
Market Trends
Home Value History (with trend line)
📊 How Does 15330 Compare?
| Metric | 15330 | Eighty Four | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $416,610 | $416,610 | N/A | $278,018 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 6.3% |
| Avg Rent | $1,080 | $1,080 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
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 15330 (Eighty Four, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $416,610 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 32.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (2.0%). 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 15330
Population: 5,687
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 15330
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 1,356 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do rentals sit vacant long in Eighty Four, PA?
Rental vacancy in Eighty Four, PA is elevated. Investors should budget normal turnover but not chronic empty units.
Is Eighty Four, PA a good place for real estate investing?
Yes - Eighty Four, PA a 3.0/5 investability score. With $417K home prices against $1,080/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the typical renter like in Eighty Four, PA?
Eighty Four, PA offers a steady renter base at the $1,080/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Eighty Four, PA landlord-friendly?
PA ranks as a landlord-friendly state for landlord-tenant law. Eighty Four generally follows the statewide framework, so landlords face reasonable operating rules.
How much does a house cost in Eighty Four, PA?
In Eighty Four, PA the median home value sits at $417K. Against the broader PA market, that reads as reasonable for most investors.
You know 15330 now. You don’t know where it ranks.
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How 15330 ranks in Pittsburgh, PA
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