Real Estate Investing in Union City, Pennsylvania (16438)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16438 (Union 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: 26.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Union City, PA (16438)?
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Market Analysis: 16438 Union City
This part of Erie County is not an easy win. The 16438 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 16438 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within PA, ZIP 16438 trails on several market indicators that neighboring Erie County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Who lives in 16438 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Union City's stable or hybrid ZIPs before stepping into 16438. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Union City:
Property Strategy for 16438
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $131,002 | $1,050 | 5.8% | +8.4% | $65,501 |
| 3BR | $177,318 | $1,320 | 5.4% | +8.1% | $59,106 |
| 4BR | $191,183 | $1,480 | 5.6% | +7.9% | $47,796 |
Market Trends
Home Value History (with trend line)
📊 How Does 16438 Compare?
| Metric | 16438 | Union City | Erie, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $168,192 | $168,192 | N/A | $278,018 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 6.3% |
| Avg Rent | $945 | $945 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16438 (Union City, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $168,192 |
| Monthly Rent | $945 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (4.4%). 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 16438
Population: 7,489
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 16438
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.
Frequently Asked Questions
What kind of market is Union City, PA for investors?
Our data puts Union City, PA at 3.0/5 for investability. Home prices of $168K and rents around $945/mo create a solid backdrop for investor activity.
How much does a house cost in Union City, PA?
Homes in Union City, PA typically sell near $168K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
How tight is the rental market in Union City, PA?
Vacancy risk in Union City, PA is elevated. That supports stable cash flow for typical rental holds.
How deep is the rental pool in Union City, PA?
The tenant pool in Union City, PA is solid, supported by local employment and population fundamentals. Rents of $945/mo are well-absorbed by the market.
Where do rents currently stand in Union City, PA?
The typical rental in Union City, PA commands about $945/mo monthly. That rent profile reliable cash flow against the $168K purchase basis.
You know 16438 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 16438 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 16438 ranks in Erie, PA
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