Sunbury, PA Cap Rate 4.11%
Sunbury is one of the most affordable markets in the country in the Northeast with a small but investable metro of 50,000. At a 4.11% estimated cap rate, this is a moderate market where rents of $920/mo lag behind home prices. With a median home price of $165,000 and population is roughly stable, Sunbury 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
Market Data
2026 Market Update: Sunbury
Sunbury's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $165,000, the $920/mo rent produces only $565/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 ($33K at 7%) would result in approximately $-313/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.
Property taxes consume 21% of gross rent here — one of the highest ratios in our dataset. This significantly compresses margins and makes Sunbury a market where tax-conscious underwriting is essential. Every deal should be stress-tested with potential assessment increases.
Deal Modeling & Scenarios for Sunbury
All figures below are computed from Sunbury's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
Property Tax Bill in Real Dollars
At 1.38% effective rate on the $165,000 median price, the annual tax bill is $2,277 — that's above national average (+30% 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.
5-Year Cap Rate Trajectory
If Sunbury continues appreciating at 2.3%/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 | $165K | $920 | 4.1% |
| Year 1 | $169K | $948 | 4.1% |
| Year 2 | $173K | $976 | 4.2% |
| Year 3 | $177K | $1,005 | 4.2% |
| Year 4 | $181K | $1,035 | 4.2% |
| Year 5 | $185K | $1,067 | 4.3% |
Three Financing Scenarios
Same median-priced Sunbury 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 | $165K | $565 | $6,781 | 4.1% |
| 20% down conventional @ 7% | $38K | $-313 | $-3,753 | -9.9% |
| 25% down DSCR @ 8.5% | $48K | $-387 | $-4,639 | -9.7% |
Three Price Tiers: Below, At, and Above the Median
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) | $124K | $782 | $5,117 | 4.1% | $426 |
| At median | $165K | $920 | $5,674 | 3.4% | $473 |
| Above median (~125% price) | $206K | $1,058 | $6,232 | 3.0% | $519 |
Total Return Over a 5-Year Hold
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 Sunbury's historical appreciation rate of 2.3%:
On a $33K down payment, that's a 33.3% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Risk Flags Specific to Sunbury
Automated checks against the underlying data — surface only the risks that actually apply to Sunbury, not generic boilerplate:
Cap Rate Calculator — Sunbury
Pre-filled with Sunbury medians. Adjust to match a specific property.
Cash-on-Cash Return — Sunbury
Factor in financing to see your actual return on invested capital in Sunbury.
Is Sunbury a Good Place to Invest in Rental Property?
Sunbury, PA has a population of 50,000 and has been growing at 0.2% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $165,000 paired with median rents of $920/mo produces an estimated cap rate of 4.11%.
Property taxes at 1.38% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 6% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 3.5x, homes cost about 3.5 times the local median income of $47,800. 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 2.3% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Sunbury presents moderate opportunities. Cap rates near 4.11% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.