Philadelphia 19116

Philadelphia County, PA · 10,686 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

41affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
35.7%
stretched
Days on market
30
daily
Price cuts
20.7%
of active
Valuation
-9.6%
vs assessor
Look up an address
55
/100
mixed
warming · seller slight · prices rising year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

38/ 100SellerBalancedBuyer
Seller's Market
Needs 16% correction for affordability
DOM: 36d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)70
Buy vs Rent (15%)50
Cancellation Rate (10%)0
Days on Market (5%)40

Seller-favored market in 19116. Expect to pay at or near list price. Payment burden: 35.8% of median income. Median days on market: 36. Renting is approximately 48% cheaper than buying (price-to-rent ratio: 17.8).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
WARMINGSELLER SLIGHT

Market is warming with rising prices. Sellers hold a slight edge.

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Market snapshoteach number, once

Median price
$398,198
▴ 1.8% YoY
Days on market
30
daily · zip_data
Median rent
$1,867
ZORI
Investor score
63/100
cash-flow lens
Active listings
38
90-day

Valuation3 lenses, different anchors

vs assessor
-9.6%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$360,000
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+64.4%
County-wide market — the widest, slowest signal.
Philadelphia+64.4%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$259
Price-to-income5.9×

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How 19116 ranks in PA
percentile vs all PA ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

43SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply7.8 mo
Days on Market30d
Inv vs History+15.2%
Listing Density--
Market dynamics
Price cut %20.7%
Momentumwarming
LeverageSELLER SLIGHT
Months of supply7.8
Sales (90d)0
Investment analysis
Median rent$1,867
Price-to-rent17.8
Est. cap rate3.7%
Buy vs rentneutral

Livability

Walk score4
Transit score16
Bike score—

Historical trends

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Philadelphia County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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Philadelphia Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Philadelphia County