Side-by-side comparison of Meadville, PA and Pottsville, PA — cap rates, rent, prices, and investment metrics.
Cash flow: Pottsville has the edge with an estimated cap rate of 6.26% 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 $165,000 in Meadville vs $155,000 in Pottsville, while rents come in at $760/mo and $1,160/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Meadville is growing faster at 0.2% annually vs Pottsville's 0.2%. Meadville leads on home value appreciation at 2.3% per year.
Costs & risk: Property taxes are 1.38% in Meadville vs 1.38% in Pottsville. Vacancy rates of 6% and 6% are mixed — Pottsville has the tighter rental market.
Entry point: Pottsville offers a lower entry at $155K vs Meadville's $165K — a difference of $10K. With a 20% down payment, that's $31K vs $33K. Pottsville combines the lower price with a higher cap rate — a compelling combination.
Bottom line: Pottsville edges out Meadville on most key metrics. With a 6.26% cap rate, it offers solid cash flow potential. Use our free calculators to model specific deals in Meadville or Pottsville.