Rankings by investing goal
Each ranking uses a different measure, so the lists are genuinely different. Cash flow rewards dollars in your pocket, cap rate rewards unlevered yield, and cash-on-cash rewards return on the cash you actually put in.
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.
Top 10 markets by cap rate right now
A preview of the full cap rate ranking. Median price $172,619 and a 8.6% cap rate leads the list.
| # | Market | Cap rate | Median price | Median rent | Cash flow | Analyze |
|---|---|---|---|---|---|---|
| 1 | Indiana County, PA | 8.6% | $172,619 | $1,913 | $287 | Run numbers |
| 2 | Lauderdale County, MS | 8.3% | $121,229 | $1,291 | $168 | Run numbers |
| 3 | Jefferson County, AR | 8.1% | $81,305 | $840 | $96 | Run numbers |
| 4 | Hinds County, MS | 7.7% | $130,045 | $1,286 | $115 | Run numbers |
| 5 | Baltimore City, MD | 7.6% | $181,356 | $1,764 | $142 | Run numbers |
| 6 | Vermilion Parish, LA | 7.3% | $157,990 | $1,489 | $93 | Run numbers |
| 7 | Walker County, AL | 7.2% | $161,006 | $1,481 | $71 | Run numbers |
| 8 | Iberia Parish, LA | 6.9% | $145,862 | $1,290 | $30 | Run numbers |
| 9 | Otsego County, NY | 6.8% | $220,102 | $1,931 | $36 | Run numbers |
| 10 | Vermilion County, IL | 6.8% | $101,321 | $886 | $15 | Run numbers |
Rankings by metro area
County rankings go deep; metro rankings cover the larger markets most investors start from. Both use the same underwriting.
Best places to invest by state
County-level rankings for 48 states with enough market data to rank meaningfully.