Real Estate Investing in Butler, Pennsylvania (16002)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16002 (Butler, 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 middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 26.2 — 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 Butler, PA (16002)?
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Market Analysis: 16002 Butler
Not every below-median market is a bargain. Butler's 16002 ZIP posts signals that favor experienced operators who can absorb the risk $300K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $300K asset, 16002 is the wrong submarket. If the plan prices in friction, the yield can still work.
Stepping back, 16002 offers a low basis, the region around Butler has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 16002 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 16002 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Butler:
Property Strategy for 16002
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $300,658 | $1,360 | 3.3% | +6.7% | $100,219 |
| 4BR | $394,851 | $1,460 | 2.7% | +6.2% | $98,713 |
Market Trends
Home Value History (with trend line)
📊 How Does 16002 Compare?
| Metric | 16002 | Butler | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $299,756 | $258,575 | N/A | $278,018 |
| 5-Year CAGR | 4.5% | 4.1% | N/A | 6.3% |
| Avg Rent | $954 | $977 | N/A | - |
| Cap Rate | 2.5% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16002 (Butler, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $299,756 |
| Monthly Rent | $954 |
| Price-to-Rent | 26.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 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 (2.5%). 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 16002
Population: 15,722
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 16002
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 1,646 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Butler, PA?
Expect median prices around $300K in Butler, PA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
How tight is the rental market in Butler, PA?
Occupancy in Butler, PA runs consistent with elevated vacancy. Well-priced units at $954/mo lease on reasonable timelines.
What approach is best for Butler, PA real estate?
In Butler, PA the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $300K prices and $954/mo rents suits that approach.
Is PA a landlord-friendly state?
For rental operators, Butler, PA rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What do landlords charge for rent in Butler, PA?
Average rent in Butler, PA is approximately $954/mo per month. Against $300K home values that yields a reasonable rent-to-price ratio.
You know 16002 now. You don’t know where it ranks.
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How 16002 ranks in Pittsburgh, PA
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