Cranberry Twp is a budget-friendly market in the Northeast with a small but investable metro of 35,000. At a 5.46% estimated cap rate, this is a moderate market where rents of $1,450/mo lag behind home prices. With a median home price of $220,000 and steady population growth supports long-term rental demand, Cranberry Twp offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Cranberry Twp's 0.7% rent-to-price ratio is well below the 1% rule. At median prices of $220,000, the $1,450/mo rent produces only $1,000/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($44K at 7%) would result in approximately $-170/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 12.6x gross rent multiplier and 4.2% vacancy rate position Cranberry Twp as a value-oriented market. With annual appreciation at 2.8%, total returns (cash flow + equity growth) run approximately 8.3% before financing leverage.
All figures below are computed from Cranberry Twp's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
At 1.32% effective rate on the $220,000 median price, the annual tax bill is $2,904 — that's above national average (+25% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
If Cranberry Twp continues appreciating at 2.8%/yr while rents grow at a conservative 3%/yr, cap rate holds roughly steady as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $220K | $1,450 | 5.5% |
| Year 1 | $226K | $1,494 | 5.5% |
| Year 2 | $232K | $1,538 | 5.5% |
| Year 3 | $239K | $1,584 | 5.5% |
| Year 4 | $246K | $1,632 | 5.5% |
| Year 5 | $253K | $1,681 | 5.5% |
Same median-priced Cranberry Twp property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $220K | $1,000 | $12,005 | 5.5% |
| 20% down conventional @ 7% | $51K | $-170 | $-2,040 | -4.0% |
| 25% down DSCR @ 8.5% | $64K | $-268 | $-3,221 | -5.0% |
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $165K | $1,233 | $8,969 | 5.4% | $747 |
| At median | $220K | $1,450 | $10,101 | 4.6% | $842 |
| Above median (~125% price) | $275K | $1,667 | $11,233 | 4.1% | $936 |
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Cranberry Twp's historical appreciation rate of 2.8%:
On a $44K down payment, that's a 80.9% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Automated checks against the underlying data — surface only the risks that actually apply to Cranberry Twp, not generic boilerplate:
Pre-filled with Cranberry Twp medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Cranberry Twp.
Cranberry Twp, PA has a population of 35,000 and has been growing at 1.5% annually — above the national average, suggesting steady demand pressure on housing. The median home price of $220,000 paired with median rents of $1,450/mo produces an estimated cap rate of 5.46%.
Property taxes at 1.32% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 4.2% is impressively low, indicating tight rental supply and strong tenant demand — favorable for landlords.
At a price-to-income ratio of 2.4x, homes cost about 2.4 times the local median income of $92,400. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.8% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Cranberry Twp presents moderate opportunities. Cap rates near 5.46% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.