Real Estate Investing in Hilliards, Pennsylvania (16020)
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Should you buy in 16020 (Hilliards, PA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 14.3% of homes vacant — above national norms.
- 1-year downturn: Values declined 5.1% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hilliards, PA (16020)?
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Market Analysis: 16020 Hilliards
ZIP 16020 inside Butler County looks affordable on the surface — median value of $169K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 16020 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 16020 among PA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 16020 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 16020 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Hilliards:
Market Trends
Home Value History (with trend line)
📊 How Does 16020 Compare?
| Metric | 16020 | Hilliards | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $168,931 | $168,931 | N/A | $278,018 |
| 5-Year CAGR | N/A | N/A | N/A | 6.3% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16020 (Hilliards, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $168,931 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 13.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.7% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -5.1% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 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 (4.7%). 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 16020
Population: 1,179
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
Frequently Asked Questions
Are homes affordable in Hilliards, PA?
Hilliards, PA median home values land near $169K. That is reasonable territory for investors looking at $1,026/mo-per-month rentals.
How do experienced investors play Hilliards, PA?
The best-fit strategy in Hilliards, PA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are rents high in Hilliards, PA?
Rents in Hilliards, PA run near $1,026/mo. Compared with median home prices of $169K that produces solid gross yields for typical rentals.
How strict are landlord regulations in Hilliards, PA?
Hilliards, PA operates under PA law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
How viable is house hacking in Hilliards, PA?
The house hack math a challenging in Hilliards, PA. Owner-occupant buyers benefit from the $1,026/mo rents and $169K home values.
You know 16020 now. You don’t know where it ranks.
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How 16020 ranks in Pittsburgh, PA
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