Cheapest Markets With Positive Cash Flow (2026)
This list starts from the cheapest markets in the country and keeps only the ones where the numbers still work, meaning a median-priced home at median rent covers its mortgage and operating costs with money left over. It answers the entry-level question directly: what is the least I can spend and still cash flow.
Top 30 markets, ranked
Jefferson County, AR leads with a median price of $85,670, median rent of $903, and a 8.2% cap rate. Click any market for the full county report, or run its numbers in the calculator.
| # | Market | Median price | Median price | Median rent | Cap rate | Cash flow | Analyze |
|---|---|---|---|---|---|---|---|
| 1 | Jefferson County, AR | $85,670 | $85,670 | $903 | 8.2% | $138 | Run numbers |
| 2 | McDonough County, IL | $99,184 | $99,184 | $919 | 7.2% | $77 | Run numbers |
| 3 | Cambria County, PA | $102,271 | $102,271 | $875 | 6.7% | $33 | Run numbers |
| 4 | Montgomery County, KS | $103,856 | $103,856 | $875 | 6.6% | $24 | Run numbers |
| 5 | Vermilion County, IL | $105,054 | $105,054 | $869 | 6.5% | $14 | Run numbers |
| 6 | Pike County, MS | $107,950 | $107,950 | $1,216 | 8.8% | $225 | Run numbers |
| 7 | McKean County, PA | $112,627 | $112,627 | $1,098 | 7.6% | $123 | Run numbers |
| 8 | Jackson County, OK | $114,041 | $114,041 | $980 | 6.7% | $39 | Run numbers |
| 9 | Saint Mary Parish, LA | $121,330 | $121,330 | $1,031 | 6.6% | $34 | Run numbers |
| 10 | Dougherty County, GA | $125,637 | $125,637 | $1,016 | 6.3% | $2 | Run numbers |
| 11 | Lauderdale County, MS | $125,825 | $125,825 | $1,279 | 7.9% | $172 | Run numbers |
| 12 | Hinds County, MS | $130,448 | $130,448 | $1,303 | 7.8% | $163 | Run numbers |
| 13 | Okmulgee County, OK | $130,622 | $130,622 | $1,350 | 8.1% | $193 | Run numbers |
| 14 | Danville City, VA | $135,583 | $135,583 | $1,192 | 6.9% | $64 | Run numbers |
| 15 | Robeson County, NC | $136,897 | $136,897 | $1,192 | 6.8% | $57 | Run numbers |
| 16 | Woodward County, OK | $139,482 | $139,482 | $1,508 | 8.4% | $249 | Run numbers |
| 17 | Garfield County, OK | $142,534 | $142,534 | $1,268 | 6.9% | $77 | Run numbers |
| 18 | Iberia Parish, LA | $145,664 | $145,664 | $1,292 | 6.9% | $77 | Run numbers |
| 19 | Kleberg County, TX | $149,161 | $149,161 | $1,426 | 7.5% | $145 | Run numbers |
| 20 | Howard County, TX | $150,014 | $150,014 | $1,233 | 6.4% | $15 | Run numbers |
| 21 | Kanawha County, WV | $154,657 | $154,657 | $1,266 | 6.4% | $12 | Run numbers |
| 22 | Vermilion Parish, LA | $160,267 | $160,267 | $1,663 | 8.1% | $240 | Run numbers |
| 23 | Dale County, AL | $163,161 | $163,161 | $1,343 | 6.4% | $18 | Run numbers |
| 24 | Montgomery County, AL | $165,606 | $165,606 | $1,366 | 6.4% | $20 | Run numbers |
| 25 | Polk County, TX | $177,952 | $177,952 | $1,643 | 7.2% | $135 | Run numbers |
| 26 | Baltimore City, MD | $186,140 | $186,140 | $1,803 | 7.6% | $196 | Run numbers |
| 27 | Fairfield County, SC | $194,460 | $194,460 | $2,056 | 8.3% | $317 | Run numbers |
| 28 | Huron County, OH | $199,799 | $199,799 | $1,701 | 6.6% | $58 | Run numbers |
| 29 | Saint John the Baptist Parish, LA | $201,347 | $201,347 | $1,689 | 6.5% | $42 | Run numbers |
| 30 | Taylor County, TX | $227,401 | $227,401 | $2,011 | 6.9% | $115 | Run numbers |
How this ranking is calculated
We scored 30 counties and ranked them by median home price, lowest first, among counties with positive estimated monthly cash flow. 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 6.85%, 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.
Other ways to rank markets
The best market depends on what you are optimizing for. These rankings measure different things and produce different lists.
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.
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.
Narrow it down by state
Check a real deal in this market
These are median-priced estimates. Put in the actual price, rent, taxes, and financing for a property you are looking at and see whether it clears your bar.