Real Estate Investing in Darlington, Pennsylvania (16115)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16115 (Darlington, 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.
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 Darlington, PA (16115)?
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Market Analysis: 16115 Darlington
The 16115 ZIP in Darlington, PA is a local-operator market. Outside capital chasing a $217K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 16115 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Darlington have seen price recovery that 16115 has not matched. Beaver County data supports the view that the spread is structural rather than temporary.
Resident income in 16115 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 16115 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 Darlington:
Property Strategy for 16115
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $147,701 | $1,080 | 5.3% | +8.5% | $73,850 |
| 3BR | $222,279 | $1,380 | 4.5% | +7.2% | $74,093 |
| 4BR | $285,454 | $1,490 | 3.8% | +8.5% | $71,364 |
Market Trends
Home Value History (with trend line)
📊 How Does 16115 Compare?
| Metric | 16115 | Darlington | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $217,369 | $217,369 | N/A | $278,018 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 6.3% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 16115 (Darlington, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $217,369 |
| Monthly Rent | $972 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +8.8% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 (3.5%). 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 16115
Population: 3,451
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 16115
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 646 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Darlington, PA a friendly market for rental owners?
Darlington, PA falls under PA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is it easy to find good tenants in Darlington, PA?
Tenant demand in Darlington, PA is solid. The local workforce $972/mo rents across most rental classes.
How high is vacancy risk in Darlington, PA?
Darlington, PA carries elevated vacancy risk. Expect predictable absorption at market rents of $972/mo.
Is Darlington, PA a good market for FHA house hackers?
Darlington, PA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $217K price point reasonable to enter.
How do home values compare in Darlington, PA?
In Darlington, PA the median home value sits at $217K. Against the broader PA market, that reads as reasonable for most investors.
You know 16115 now. You don’t know where it ranks.
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How 16115 ranks in Pittsburgh, PA
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