Real Estate Investing in Ambler, Pennsylvania (19002)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 19002 (Ambler, PA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 31.4 — hard to cash-flow at these prices.
What’s happening in Ambler, PA (19002)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 19002 Ambler
The 19002 ZIP in Ambler, PA is a local-operator market. Outside capital chasing a $721K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $721K asset, 19002 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 19002's metrics run below Montgomery County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A notable renter share of 22% in 19002 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 19002 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Ambler:
Property Strategy for 19002
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $215,553 | $1,590 | 5.3% | +7.0% | $215,553 |
| 2BR | $418,198 | $1,890 | 3.3% | +7.4% | $209,099 |
| 3BR | $531,676 | $2,270 | 3.1% | +7.7% | $177,225 |
| 4BR | $808,685 | $2,530 | 2.3% | +7.8% | $202,171 |
| 5BR | $1,050,415 | — | — | +8.5% | $210,083 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 19002 Compare?
| Metric | 19002 | Ambler | Pennsylvania |
|---|---|---|---|
| Home Value | $721,393 | $721,393 | $278,018 |
| 5-Year CAGR | 6.1% | 6.1% | 6.3% |
| Avg Rent | $1,914 | $1,914 | - |
| Cap Rate | 2.1% | 2.1% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 19002 (Ambler, PA). Anonymous, moderated, never written by AI.
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Property managers serving Montgomery County
Manage rentals here? List your business →Apartment Property Management Services 42 LLC. summary from their website
Big Realty Property Management. summary from their website
Lindy Communities offers apartments in Greater Philadelphia, PA, FL & OH, including pet-friendly options. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $721,393 |
| Monthly Rent | $1,914 |
| Price-to-Rent | 31.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | -22.4% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 19002
Population: 31,681
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 19002
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,751 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the best play in Ambler, PA?
A careful cash-flow rentals with hands-on management strategy Ambler, PA best. The market produces even-keeled results for that approach at the $721K price point.
How high is vacancy risk in Ambler, PA?
Occupancy in Ambler, PA runs steady with elevated vacancy. Well-priced units at $1,914/mo lease on reasonable timelines.
How does Ambler, PA rate as a rental market?
Yes - Ambler, PA a 3.0/5 investability score. With $721K home prices against $1,914/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is housing expensive in Ambler, PA?
Homes in Ambler, PA typically sell near $721K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Is it easy to find good tenants in Ambler, PA?
Working renters make up the core of the Ambler, PA tenant base. The pool is reasonable for investors targeting long-term holds.
You know 19002 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 19002 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 19002 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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