Location: Lawrence County, PA | Metro: Pittsburgh, PA HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $710 |
| 1 Bedroom | $790 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,400 |
| 4 Bedrooms | $1,550 |
| 5 Bedrooms | $1,798 |
| 6 Bedrooms | $2,014 |
| 7 Bedrooms | $2,175 |
| 8 Bedrooms | $2,284 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $167,956 | 0.6% | D |
| 3BR | $1,400 | $242,803 | 0.58% | F |
| 4BR | $1,550 | $327,192 | 0.47% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP code 16120, Enon Valley, PA, reveals a unique set of conditions that are critical for both landlords and small-portfolio investors to understand. With a median home value at $227,386, the area is positioned at a moderate price point, which can be leveraged strategically depending on the investor's goals.
The fact that the percentage of listings reduced is marked as N/A suggests that there has been little downward pressure on property values recently. This absence of reductions signals stability in the housing market, indicating that homeowners are likely holding their asking prices firm, maintaining the current value of homes in the area. Similarly, the N/A-day median days on market (DOM) points to a scenario where properties are selling quickly, or there is a lack of sufficient data to determine an accurate median DOM. In either case, it implies a healthy demand for housing in Enon Valley.
On the rental side, the Federal Market Rent (FMR) for ZIP 16120 in fiscal year 2024 is set at $850, while the current market rent stands at $678 according to the Census ACS. This discrepancy indicates a potential opportunity for landlords to increase rents towards the FMR level without risking vacancy, given the projected federal guideline. However, it also suggests that current rents are below what might be expected, possibly due to local economic factors or competition.
For long-term investors, the setup in Enon Valley implies a moderate appreciation thesis. The stable median home value combined with the potential for rental increases suggests that while rapid growth may not be imminent, steady appreciation is a reasonable expectation. Investors should focus on properties that offer a balance between purchase price and rental income potential, aiming to capture the gap between current market rents and the FMR.
The overall picture in Enon Valley, PA, paints a scenario where both home values and rents are poised for gradual upward movement, driven by federal guidelines and local market stability. Landlords and small-portfolio investors can leverage this information to make informed decisions about pricing power and investment strategy over the next 12-24 months.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.