Pennsylvania counties ranked by cap rate
| # | Market | Cap rate | Median price | Median rent | Cash flow | Analyze |
|---|---|---|---|---|---|---|
| 1 | Indiana County, PA | 8.6% | $172,619 | $1,913 | $287 | Run numbers |
| 2 | Philadelphia County, PA | 5.9% | $231,558 | $1,757 | -$140 | Run numbers |
| 3 | Cambria County, PA | 5.6% | $124,304 | $886 | -$113 | Run numbers |
| 4 | Pike County, PA | 5.4% | $305,224 | $2,108 | -$320 | Run numbers |
| 5 | Clearfield County, PA | 5.2% | $144,352 | $968 | -$171 | Run numbers |
| 6 | Fayette County, PA | 5.0% | $143,795 | $923 | -$196 | Run numbers |
| 7 | Schuylkill County, PA | 5.0% | $179,851 | $1,147 | -$251 | Run numbers |
| 8 | Allegheny County, PA | 5.0% | $236,739 | $1,504 | -$334 | Run numbers |
| 9 | Monroe County, PA | 4.8% | $310,974 | $1,918 | -$476 | Run numbers |
| 10 | Lackawanna County, PA | 4.5% | $242,972 | $1,415 | -$426 | Run numbers |
| 11 | Luzerne County, PA | 4.5% | $227,445 | $1,322 | -$400 | Run numbers |
| 12 | Lawrence County, PA | 4.5% | $164,572 | $946 | -$297 | Run numbers |
| 13 | Blair County, PA | 4.5% | $175,427 | $1,004 | -$319 | Run numbers |
| 14 | Butler County, PA | 4.3% | $331,467 | $1,842 | -$639 | Run numbers |
| 15 | Centre County, PA | 4.3% | $351,727 | $1,947 | -$682 | Run numbers |
| 16 | Northumberland County, PA | 4.3% | $175,473 | $971 | -$341 | Run numbers |
| 17 | Tioga County, PA | 4.3% | $218,488 | $1,200 | -$430 | Run numbers |
| 18 | Mercer County, PA | 4.3% | $179,580 | $979 | -$358 | Run numbers |
| 19 | Armstrong County, PA | 4.2% | $161,968 | $881 | -$324 | Run numbers |
| 20 | Washington County, PA | 4.2% | $235,765 | $1,270 | -$481 | Run numbers |
| 21 | Beaver County, PA | 4.2% | $208,836 | $1,122 | -$427 | Run numbers |
| 22 | Bradford County, PA | 4.1% | $199,574 | $1,058 | -$418 | Run numbers |
| 23 | Huntingdon County, PA | 4.0% | $181,292 | $935 | -$396 | Run numbers |
| 24 | Carbon County, PA | 4.0% | $265,940 | $1,364 | -$586 | Run numbers |
| 25 | Montour County, PA | 4.0% | $285,477 | $1,460 | -$632 | Run numbers |
| 26 | Dauphin County, PA | 4.0% | $277,230 | $1,411 | -$618 | Run numbers |
| 27 | Crawford County, PA | 4.0% | $175,975 | $896 | -$392 | Run numbers |
| 28 | Erie County, PA | 4.0% | $222,044 | $1,126 | -$498 | Run numbers |
| 29 | Lehigh County, PA | 3.9% | $363,024 | $1,820 | -$828 | Run numbers |
| 30 | Berks County, PA | 3.9% | $310,918 | $1,551 | -$714 | Run numbers |
| 31 | Northampton County, PA | 3.9% | $374,198 | $1,864 | -$861 | Run numbers |
| 32 | Clinton County, PA | 3.8% | $198,515 | $969 | -$470 | Run numbers |
| 33 | Delaware County, PA | 3.8% | $362,572 | $1,748 | -$872 | Run numbers |
| 34 | Westmoreland County, PA | 3.7% | $213,431 | $1,022 | -$518 | Run numbers |
| 35 | Cumberland County, PA | 3.7% | $341,579 | $1,622 | -$838 | Run numbers |
| 36 | Columbia County, PA | 3.7% | $243,148 | $1,148 | -$600 | Run numbers |
| 37 | Franklin County, PA | 3.6% | $289,562 | $1,335 | -$736 | Run numbers |
| 38 | Lycoming County, PA | 3.6% | $235,755 | $1,087 | -$599 | Run numbers |
| 39 | Lebanon County, PA | 3.5% | $319,829 | $1,454 | -$826 | Run numbers |
| 40 | York County, PA | 3.5% | $309,136 | $1,380 | -$816 | Run numbers |
| 41 | Perry County, PA | 3.5% | $292,119 | $1,298 | -$775 | Run numbers |
| 42 | Bucks County, PA | 3.4% | $523,860 | $2,252 | -$1,438 | Run numbers |
| 43 | Montgomery County, PA | 3.3% | $492,975 | $2,073 | -$1,383 | Run numbers |
| 44 | Union County, PA | 3.3% | $295,020 | $1,233 | -$832 | Run numbers |
| 45 | Adams County, PA | 3.2% | $331,644 | $1,373 | -$944 | Run numbers |
| 46 | Lancaster County, PA | 3.2% | $386,389 | $1,575 | -$1,116 | Run numbers |
| 47 | Mifflin County, PA | 3.2% | $197,401 | $800 | -$573 | Run numbers |
| 48 | Chester County, PA | 3.0% | $579,006 | $2,242 | -$1,750 | Run numbers |
Looking for every county in the state, including those without rent data? Browse the full Pennsylvania market directory.
How this ranking is calculated
We scored 48 counties in Pennsylvania and ranked them by capitalization rate, calculated as annual net operating income divided by median home price. Markets without both a median home price and a median rent are excluded, because cash flow cannot be estimated without both.
Every figure assumes a median-priced home rented at the local median rent, financed with 20 percent down on a 30-year loan at 7.40%, with closing costs at 3 percent of price and operating costs at 35 percent of rent. Operating costs cover taxes, insurance, maintenance, vacancy, and management.
These are modeled estimates for comparing markets, not quotes on a specific property. A real deal turns on the individual property, its condition, and the actual rent it can command. Run any market that interests you through the calculator with real numbers before you make an offer.
National rankings
Compare Pennsylvania against the rest of the country.
Best Cash Flow Markets for Rental Property
US counties ranked by estimated monthly cash flow on a median-priced rental, after mortgage and operating costs.
Highest Cap Rate Markets for Rental Property
US counties ranked by estimated cap rate on a median-priced rental, using local median rent and a 35 percent operating cost assumption.
Best Rental Markets Under $200,000
US counties with a median home price under $200,000, ranked by estimated cap rate on a median-priced rental.
Cheapest Markets With Positive Cash Flow
The lowest-priced US counties where a median-priced rental still covers its mortgage and operating costs.
Best Appreciation Markets for Real Estate Investors
US counties ranked by appreciation score, blending recent home price growth with the risk of an overheated market.
Best Overall Real Estate Markets to Invest In
US counties ranked by overall investment score, blending cash flow, appreciation, stability, and affordability.
Other states
States with fewer than 5 counties reporting both price and rent are omitted, because a ranking that short would not be meaningful.