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Lewisburg vs Meadville for Rental Property Investing

Side-by-side comparison of Lewisburg, PA and Meadville, PA — cap rates, rent, prices, and investment metrics.

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Lewisburg wins 3–0 across key metrics
Lewisburg leads on cash flow (3.14% vs 3.02% cap rate)
Metric
Lewisburg, PA
Meadville, PA
Est. Cap Rate
3.14%
3.02%
Median Home Price
$280,000
$165,000
Median Monthly Rent
$1,320
$760
1% Rule
0.47%
0.46%
GRM
17.7x
18.1x
Price / Income
5.9x
3.5x
Property Tax Rate
1.38%
1.38%
Vacancy Rate
6%
6%
Population Growth
0.2% / yr
0.2% / yr
Annual Appreciation
2.3%
2.3%
Population
50,000
50,000
Median Income
$47,800
$47,800

Lewisburg vs Meadville: Which Is Better for Investors?

Cash flow: Lewisburg has the edge with an estimated cap rate of 3.14% compared to Meadville's 3.02%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $280,000 in Lewisburg vs $165,000 in Meadville, while rents come in at $1,320/mo and $760/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.

Growth & appreciation: Lewisburg is growing faster at 0.2% annually vs Meadville's 0.2%. Lewisburg leads on home value appreciation at 2.3% per year.

Costs & risk: Property taxes are 1.38% in Lewisburg vs 1.38% in Meadville. Vacancy rates of 6% and 6% are mixed — Meadville has the tighter rental market.

Entry point: Meadville offers a lower entry at $165K vs Lewisburg's $280K — a difference of $115K. With a 20% down payment, that's $33K vs $56K. Lewisburg's higher price may be justified by better market fundamentals.

Bottom line: Lewisburg edges out Meadville on most key metrics. While cap rates are moderate at 3.14%, Lewisburg's overall profile is stronger. Use our free calculators to model specific deals in Lewisburg or Meadville.

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Lewisburg, PA
3.14% cap rate · $280,000 median · $1,320/mo
Full analysis →
Meadville, PA
3.02% cap rate · $165,000 median · $760/mo
Full analysis →

Frequently Asked Questions

Is Lewisburg or Meadville better for rental investing?
Lewisburg wins 3–0 across our 7 key metrics (cap rate, 1% rule, GRM, taxes, vacancy, growth, appreciation). Lewisburg's 3.14% cap rate and $280K median price edge out Meadville's 3.02% at $165K.
What is the cap rate difference between Lewisburg and Meadville?
Lewisburg has a 3.14% cap rate vs Meadville's 3.02% — a difference of 0.12 percentage points. This is a relatively small difference — other factors like growth, taxes, and local market conditions may matter more. For context, the national average is 3.81%.
Which city has lower property taxes?
Meadville has lower property taxes at 1.38% vs 1.38%. On a $223K property, that's a difference of approximately $1,587/year in tax expense — money that goes directly to (or from) your cash flow.
Which city is growing faster?
Lewisburg is growing at 0.2% annually vs Meadville's 0.2%. Both cities have slow growth — focus on the strongest neighborhoods. Lewisburg's appreciation rate of 2.3% also leads on home value growth.

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