Real Estate Investing in Evans City, Pennsylvania (16033)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16033 (Evans City, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Evans City, PA (16033)?
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Market Analysis: 16033 Evans City
ZIP 16033 inside Butler County looks affordable on the surface — median value of $341K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 16033 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader PA picture, 16033 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 16033 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Evans City:
Property Strategy for 16033
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $342,783 | $1,820 | 3.8% | +6.4% | $114,261 |
| 4BR | $487,462 | $1,960 | 2.9% | +6.2% | $121,865 |
Market Trends
Home Value History (with trend line)
📊 How Does 16033 Compare?
| Metric | 16033 | Evans City | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $340,595 | $340,595 | N/A | $278,018 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 6.3% |
| Avg Rent | $1,278 | $1,278 | N/A | - |
| 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 16033 (Evans City, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $340,595 |
| Monthly Rent | $1,278 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (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 16033
Population: 7,934
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 1,646 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Evans City, PA?
Evans City, PA median home values land near $341K. That is reasonable territory for investors looking at $1,278/mo-per-month rentals.
Is it easy to find good tenants in Evans City, PA?
Tenant demand in Evans City, PA is solid. The local workforce $1,278/mo rents across most rental classes.
How high is vacancy risk in Evans City, PA?
Evans City, PA carries elevated vacancy risk. Expect stable absorption at market rents of $1,278/mo.
Does house hacking make sense in Evans City, PA?
House hacking works a challenging in Evans City, PA. Rents of $1,278/mo against $341K acquisition make the strategy solid for owner-occupants.
What is it like being a landlord in Evans City, PA?
PA ranks as a landlord-friendly state for landlord-tenant law. Evans City generally follows the statewide framework, so landlords face reasonable operating rules.
You know 16033 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 16033 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 16033 ranks in Pittsburgh, PA
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