Side-by-side comparison of State College, 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 State College's 3.16%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $340,000 in State College vs $165,000 in Sunbury, while rents come in at $1,610/mo and $920/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: State College is growing faster at 0.2% annually vs Sunbury's 0.2%. State College leads on home value appreciation at 2.3% per year.
Costs & risk: Property taxes are 1.38% in State College 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 State College's $340K — a difference of $175K. With a 20% down payment, that's $33K vs $68K. Sunbury combines the lower price with a higher cap rate — a compelling combination.
Bottom line: Sunbury edges out State College 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 State College or Sunbury.