Real Estate Investing in Oil City, Pennsylvania (16301)
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Should you buy in 16301 (Oil City, 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.
- High vacancy: 18.0% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.0% in the last year.
What’s happening in Oil City, PA (16301)?
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Market Analysis: 16301 Oil City
ZIP 16301 inside Oil City, PA leans into a value-add thesis. Home values near $89K sit below the state median, and rents of $1,045/mo leave room for forced-equity plays.
BRRRR works in 16301 because the math supports it. Buy at $89K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
The an appealing option for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 16301 has not.
Residents in 16301 skew younger than the county average, and that matters for rehab positioning. Younger renters respond to finishes, appliances, and in-unit laundry in ways that move rent.
The strategy in 16301 is forced equity, not market equity. Looking more closely, entry prices are accommodating at $89K, the returns sit in the renovation budget, not the holding period.
Here's what matters if you're considering buying a home in Oil City:
Property Strategy for 16301
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $56,878 | $760 | 9.6% | +7.1% | $56,878 |
| 2BR | $83,621 | $1,000 | 8.6% | +7.5% | $41,810 |
| 3BR | $95,210 | $1,250 | 9.5% | +6.7% | $31,737 |
| 4BR | $94,460 | $1,430 | 10.9% | +5.8% | $23,615 |
| 5BR | $102,697 | — | — | +4.4% | $20,539 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 16301 Compare?
| Metric | 16301 | Oil City | Oil City, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $89,152 | $89,152 | N/A | $278,018 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 6.3% |
| Avg Rent | $1,045 | $1,045 | N/A | - |
| Cap Rate | 9.1% | 9.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16301 (Oil City, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $89,152 |
| Monthly Rent | $1,045 |
| Price-to-Rent | 7.1:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 14.1% |
| Cap Rate | 9.1% |
| 5-Year IRR | 12.3% |
📈 Home Appreciation
| 1-Year | -4.0% ▼ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (9.1%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 16301
Population: 15,067
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 16301
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
Frequently Asked Questions
Does Oil City, PA make sense for an investment property?
Investors tracking Oil City, PA will find a 5.0/5 rating supported by $89K median home values and $1,045/mo rents. That profile suits long-term holders targeting even-keeled returns.
Do properties in Oil City, PA satisfy the 1% rule?
The 1% rule in Oil City, PA is reasonable to achieve. Rent-to-price at the median ($1,045/mo on $89K) lands around 1.17%.
What are rental rates like in Oil City, PA?
Rent in Oil City, PA is around $1,045/mo. The resulting rent-to-value relationship with $89K pricing is reasonable for most investor models.
How should investors approach Oil City, PA?
The best-fit strategy in Oil City, PA is value-add and BRRRR deals. That approach the rent and price profile of the market.
What does house hacking look like in Oil City, PA?
Oil City, PA is a an attractive market for house hackers. FHA or conventional owner-occupant buyers find the $89K price point reasonable to enter.
You know 16301 now. You don’t know where it ranks.
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How 16301 ranks in Oil City, PA
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