Side-by-side comparison of Lock Haven, PA and Meadville, PA — cap rates, rent, prices, and investment metrics.
Cash flow: Lock Haven has the edge with an estimated cap rate of 3.22% 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 $190,000 in Lock Haven vs $165,000 in Meadville, while rents come in at $910/mo and $760/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Lock Haven is growing faster at 0.2% annually vs Meadville's 0.2%. Lock Haven leads on home value appreciation at 2.3% per year.
Costs & risk: Property taxes are 1.38% in Lock Haven 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 Lock Haven's $190K — a difference of $25K. With a 20% down payment, that's $33K vs $38K. Lock Haven's higher price may be justified by better market fundamentals.
Bottom line: Lock Haven edges out Meadville on most key metrics. While cap rates are moderate at 3.22%, Lock Haven's overall profile is stronger. Use our free calculators to model specific deals in Lock Haven or Meadville.