Side-by-side comparison of Sunbury, PA and Williamsport, PA — cap rates, rent, prices, and investment metrics.
Cash flow: Sunbury has the edge with an estimated cap rate of 4.11% compared to Williamsport's 2.98%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $165,000 in Sunbury vs $225,000 in Williamsport, while rents come in at $920/mo and $1,030/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Sunbury is growing faster at 0.2% annually vs Williamsport's 0.2%. Sunbury leads on home value appreciation at 2.3% per year.
Costs & risk: Property taxes are 1.38% in Sunbury vs 1.38% in Williamsport. Vacancy rates of 6% and 6% are mixed — Williamsport has the tighter rental market.
Entry point: Sunbury offers a lower entry at $165K vs Williamsport's $225K — a difference of $60K. With a 20% down payment, that's $33K vs $45K. Sunbury combines the lower price with a higher cap rate — a compelling combination.
Bottom line: Sunbury edges out Williamsport 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 Sunbury or Williamsport.