Side-by-side comparison of Somerset, PA and Sunbury, PA — cap rates, rent, prices, and investment metrics.
Cash flow: Sunbury has the edge with an estimated cap rate of 4.11% compared to Somerset's 3.19%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $170,000 in Somerset vs $165,000 in Sunbury, while rents come in at $810/mo and $920/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Somerset is growing faster at 0.2% annually vs Sunbury's 0.2%. Somerset leads on home value appreciation at 2.3% per year.
Costs & risk: Property taxes are 1.38% in Somerset vs 1.38% in Sunbury. Vacancy rates of 6% and 6% are mixed — Sunbury has the tighter rental market.
Entry point: Sunbury offers a lower entry at $165K vs Somerset's $170K — a difference of $5K. With a 20% down payment, that's $33K vs $34K. Sunbury combines the lower price with a higher cap rate — a compelling combination.
Bottom line: Sunbury edges out Somerset on most key metrics. While cap rates are moderate at 4.11%, Sunbury's overall profile is stronger. Use our free calculators to model specific deals in Somerset or Sunbury.