Introduction

Investing in rental properties can be a lucrative venture, but the success of such an investment largely hinges on selecting the right property in the right location. A good rental property typically has a combination of desirable features: it's located in an area with strong rental demand, has potential for appreciation, and offers a good return on investment (ROI). Additionally, it should be situated in a community with attractive amenities, accessibility, and unique characteristics that make it appealing to potential tenants.

Cumberland County, Pennsylvania, presents a compelling case for real estate investment. With its rich history, scenic beauty, and robust local economy, Cumberland County offers diverse opportunities for property investors. This guide will explore the best neighborhoods and areas within Cumberland County, grading them based on various factors crucial for investment.

Best Neighborhoods and Areas in Cumberland County, PA

1. Mechanicsburg

Grades:

• Convenience: A
• Tourist Attractions: B
• Things to Do: B+
• Average Home Prices: B
• Return on Investment: A-
• Proximity to Work-Related Travel: A
• X-Factor: A

Convenience: Mechanicsburg is a hub of convenience, featuring excellent schools, shopping centers, and healthcare facilities. The town is easily accessible via major highways, including the Pennsylvania Turnpike, making commuting straightforward and convenient.

Tourist Attractions: While not a major tourist destination, Mechanicsburg offers several attractions like the Rolls Royce Museum and charming downtown areas with historic buildings and local shops.

Things to Do: Mechanicsburg boasts various recreational activities, including parks, community events, and local dining options. The presence of numerous parks and recreational facilities makes it a family-friendly environment.

Average Home Prices: Home prices in Mechanicsburg are moderately high but offer good value for the area's amenities and quality of life. The market is stable, providing a solid foundation for property investment.

Return on Investment: The ROI in Mechanicsburg is promising due to the high demand for rentals and consistent property value appreciation. Its strong local economy supports a steady stream of potential tenants.

Proximity to Work-Related Travel: With easy access to Harrisburg, Hershey, and other nearby cities, Mechanicsburg is ideal for professionals. Its location near major highways and public transportation options enhances its appeal.

X-Factor: Mechanicsburg's unique charm lies in its blend of small-town friendliness and urban conveniences. Its well-preserved historical sites and community-oriented lifestyle make it a desirable place to live.

2. Carlisle

Grades:

• Convenience: B+
• Tourist Attractions: A-
• Things to Do: B+
• Average Home Prices: B
• Return on Investment: B+
• Proximity to Work-Related Travel: B
• X-Factor: A-

Convenience: Carlisle offers a balance of convenience with its range of local amenities, including shopping, dining, and excellent educational institutions. Its walkable downtown area adds to the convenience.

Tourist Attractions: Carlisle is rich in history and culture, hosting attractions like the Carlisle Barracks and the U.S. Army Heritage and Education Center. The annual Carlisle Events car shows attract visitors from all over.

Things to Do: Residents and visitors can enjoy a variety of activities, from exploring historical sites to participating in community events and outdoor recreation at nearby parks and trails.

Average Home Prices: Home prices in Carlisle are relatively affordable, making it an attractive option for investors seeking lower entry costs with good potential for appreciation.

Return on Investment: The ROI in Carlisle is solid, supported by a steady rental market and a growing population. Its historical significance and community events keep demand for rentals high.

Proximity to Work-Related Travel: Carlisle's location offers decent access to major highways and nearby cities, though it is slightly less convenient than Mechanicsburg for work-related travel.

X-Factor: Carlisle's historical charm and vibrant cultural scene set it apart. The community's strong sense of identity and frequent cultural events make it a unique and attractive place to live.

3. Camp Hill

Grades:

• Convenience: A-
• Tourist Attractions: B
• Things to Do: B+
• Average Home Prices: B+
• Return on Investment: A-
• Proximity to Work-Related Travel: A
• X-Factor: B+

Convenience: Camp Hill offers excellent convenience with top-rated schools, healthcare facilities, and shopping centers. Its proximity to Harrisburg enhances its appeal for commuters.

Tourist Attractions: Though not a major tourist spot, Camp Hill's close proximity to Harrisburg means easy access to the state's capital attractions.

Things to Do: Residents enjoy a variety of local parks, dining options, and community events. The area provides a mix of urban and suburban activities.

Average Home Prices: Home prices in Camp Hill are on the higher side but reflect the quality of life and amenities available. The market is stable, ensuring a good investment environment.

Return on Investment: Camp Hill offers a strong ROI due to high rental demand and a desirable location. Its proximity to Harrisburg contributes to steady property value growth.

Proximity to Work-Related Travel: Camp Hill's location is excellent for professionals, with easy access to major highways and public transportation to nearby cities, including Harrisburg.

X-Factor: Camp Hill's unique appeal lies in its blend of suburban tranquility and urban accessibility. Its family-friendly environment and quality amenities make it a sought-after location.

4. New Cumberland

Grades:

• Convenience: B
• Tourist Attractions: B-
• Things to Do: B
• Average Home Prices: B+
• Return on Investment: B+
• Proximity to Work-Related Travel: B+
• X-Factor: B

Convenience: New Cumberland provides a comfortable living environment with essential amenities such as schools, shopping, and healthcare facilities. Its small-town atmosphere is appealing to many.

Tourist Attractions: New Cumberland doesn't have major tourist attractions but is close enough to Harrisburg to benefit from the capital's offerings.

Things to Do: Residents can enjoy local parks, community events, and nearby attractions in Harrisburg. The town's community-oriented activities foster a strong sense of belonging.

Average Home Prices: Home prices in New Cumberland are affordable, offering good investment opportunities with lower entry costs compared to other areas.

Return on Investment: The ROI in New Cumberland is promising due to its affordability and steady demand for rentals. Its proximity to larger cities supports a consistent rental market.

Proximity to Work-Related Travel: New Cumberland's location offers reasonable access to Harrisburg and other nearby cities, making it convenient for work-related travel.

X-Factor: New Cumberland's unique charm lies in its quiet, small-town feel combined with the convenience of being near a major city. Its community spirit and affordable living make it an attractive option for renters.

5. Shippensburg

Grades:

• Convenience: B-
• Tourist Attractions: B+
• Things to Do: B
• Average Home Prices: B+
• Return on Investment: B
• Proximity to Work-Related Travel: C+
• X-Factor: B

Convenience: Shippensburg offers basic amenities, including schools, shopping, and healthcare. Its rural setting provides a peaceful living environment.

Tourist Attractions: Shippensburg is home to Shippensburg University and various historical sites, attracting visitors and students. The town hosts several annual events and festivals.

Things to Do: Activities in Shippensburg include university events, local parks, and community gatherings. The town's rural charm offers a slower pace of life.

Average Home Prices: Home prices in Shippensburg are relatively low, making it an attractive option for investors seeking affordable properties.

Return on Investment: The ROI in Shippensburg is moderate, with steady demand from university students and local residents. The lower property prices offer good potential for appreciation.

Proximity to Work-Related Travel: Shippensburg is somewhat isolated compared to other areas, making it less convenient for work-related travel. However, it offers a quiet retreat for those who prefer a rural lifestyle.

X-Factor: Shippensburg's unique appeal lies in its strong educational presence and rural charm. The town's community-focused events and historical significance make it a distinctive place to live.

Conclusion

Cumberland County, PA, offers a diverse range of neighborhoods and areas, each with unique attributes that cater to different types of renters and investors. Whether you prioritize convenience, cultural attractions, affordability, or a strong sense of community, there's a location in Cumberland County that fits your investment goals. By carefully evaluating these factors, you can unlock the full potential of your rental property investment in this dynamic region.