Side-by-side comparison of Erie, PA and Allentown, PA — cap rates, rent, prices, and investment metrics.
Cash flow: Erie has the edge with an estimated cap rate of 5.07% compared to Allentown's 4.28%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $135,000 in Erie vs $210,000 in Allentown, while rents come in at $880/mo and $1,200/mo respectively.
Growth & appreciation: Allentown is growing faster at 0.3% annually, while Erie is losing population. Allentown leads on home value appreciation at 2.5% per year.
Costs & risk: Property taxes are 1.4% in Erie vs 1.38% in Allentown. Vacancy rates of 7% and 5.8% are mixed — Allentown has the tighter rental market.
Bottom line: Allentown edges out Erie on most key metrics. While cap rates are moderate at 4.28%, Allentown's overall profile is stronger. Use our free calculators to model specific deals in Erie or Allentown.