Real Estate Investing in Dawson, Pennsylvania (15428)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 15428 (Dawson, PA)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.4% 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 Dawson, PA (15428)?
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Market Analysis: 15428 Dawson
Investors eyeing 15428 need to respect the fundamentals at play. Home values of $161K come alongside slower price movement and elevated management overhead.
Rent of $936/mo on a $161K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 15428 sits below the stated 0.0% once reality is priced in.
Regionally, 15428 sits on the difficult end of the PA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 15428 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 15428 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Dawson:
Property Strategy for 15428
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $123,902 | $1,040 | 6.0% | +4.8% | $61,951 |
| 3BR | $191,529 | $1,330 | 5.0% | +4.2% | $63,843 |
Market Trends
Home Value History (with trend line)
📊 How Does 15428 Compare?
| Metric | 15428 | Dawson | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $160,620 | $160,620 | N/A | $278,018 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 6.3% |
| Avg Rent | $936 | $936 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 15428 (Dawson, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $160,620 |
| Monthly Rent | $936 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +3.1% ▲ |
🏠 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 (4.6%). 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 15428
Population: 1,867
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
🎓 Nearby Colleges & Universities
Investor Insight: With 2,270 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is the working-renter base in Dawson, PA?
Tenant demand in Dawson, PA is solid. The local workforce $936/mo rents across most rental classes.
Is Dawson, PA a good market for FHA house hackers?
Dawson, PA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $161K price point reasonable to enter.
How do home values compare in Dawson, PA?
In Dawson, PA the median home value sits at $161K. Against the broader PA market, that reads as reasonable for most investors.
How strict are landlord regulations in Dawson, PA?
Dawson, PA operates under PA law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
Are there empty rentals in Dawson, PA?
Dawson, PA sees elevated vacancy, which is reasonable relative to the broader PA rental market.
You know 15428 now. You don’t know where it ranks.
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How 15428 ranks in Pittsburgh, PA
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