Top 50 markets, ranked
Isabella County, MI leads with a median price of $229,324, median rent of $1,112, and a 3.8% cap rate. Click any market for the full county report, or run its numbers in the calculator.
| # | Market | Price growth | Median price | Median rent | Cap rate | Cash flow | Analyze |
|---|---|---|---|---|---|---|---|
| 1 | Isabella County, MI | 7.9% | $229,324 | $1,112 | 3.8% | -$547 | Run numbers |
| 2 | Westchester County, NY | 7.8% | $877,732 | $3,097 | 2.8% | -$2,849 | Run numbers |
| 3 | Cole County, MO | 7.6% | $285,878 | $1,005 | 2.7% | -$930 | Run numbers |
| 4 | Grand Forks County, ND | 7.8% | $300,182 | $1,153 | 3.0% | -$913 | Run numbers |
| 5 | Monmouth County, NJ | 7.2% | $786,951 | $2,827 | 2.8% | -$2,522 | Run numbers |
| 6 | Sangamon County, IL | 7.5% | $200,144 | $1,220 | 4.8% | -$315 | Run numbers |
| 7 | Oswego County, NY | 7.3% | $208,964 | $1,384 | 5.2% | -$258 | Run numbers |
| 8 | Fulton County, NY | 7.4% | $228,431 | $1,150 | 3.9% | -$518 | Run numbers |
| 9 | Bergen County, NJ | 7.1% | $780,357 | $2,895 | 2.9% | -$2,441 | Run numbers |
| 10 | Berrien County, MI | 7.0% | $281,193 | $1,403 | 3.9% | -$646 | Run numbers |
| 11 | Crawford County, PA | 7.0% | $175,975 | $896 | 4.0% | -$392 | Run numbers |
| 12 | Onondaga County, NY | 6.5% | $285,908 | $1,673 | 4.6% | -$496 | Run numbers |
| 13 | Trumbull County, OH | 6.6% | $172,302 | $969 | 4.4% | -$324 | Run numbers |
| 14 | Broome County, NY | 6.7% | $201,781 | $1,640 | 6.3% | -$52 | Run numbers |
| 15 | Kenosha County, WI | 6.7% | $333,954 | $1,687 | 3.9% | -$753 | Run numbers |
| 16 | Tazewell County, IL | 6.5% | $189,622 | $986 | 4.1% | -$409 | Run numbers |
| 17 | San Juan County, NM | 6.8% | $273,559 | $1,399 | 4.0% | -$606 | Run numbers |
| 18 | Comanche County, OK | 6.7% | $159,044 | $1,126 | 5.5% | -$149 | Run numbers |
| 19 | Bay County, MI | 6.5% | $186,141 | $1,018 | 4.3% | -$369 | Run numbers |
| 20 | Ashtabula County, OH | 6.6% | $182,582 | $1,155 | 4.9% | -$261 | Run numbers |
| 21 | Ozaukee County, WI | 6.5% | $508,113 | $1,866 | 2.9% | -$1,601 | Run numbers |
| 22 | Chemung County, NY | 6.6% | $166,618 | $1,143 | 5.3% | -$180 | Run numbers |
| 23 | Kosciusko County, IN | 6.8% | $293,218 | $1,444 | 3.8% | -$686 | Run numbers |
| 24 | Montcalm County, MI | 6.8% | $241,951 | $1,393 | 4.5% | -$435 | Run numbers |
| 25 | Adams County, IL | 6.6% | $186,171 | $1,059 | 4.4% | -$343 | Run numbers |
| 26 | Kenai Peninsula Borough, AK | 6.6% | $348,874 | $1,789 | 4.0% | -$770 | Run numbers |
| 27 | Saint Joseph County, IN | 6.5% | $230,569 | $1,258 | 4.3% | -$460 | Run numbers |
| 28 | Rock County, WI | 6.2% | $296,846 | $1,292 | 3.4% | -$805 | Run numbers |
| 29 | Washington County, WI | 6.2% | $427,931 | $1,272 | 2.3% | -$1,544 | Run numbers |
| 30 | Blair County, PA | 6.4% | $175,427 | $1,004 | 4.5% | -$319 | Run numbers |
| 31 | Saint Lawrence County, NY | 6.5% | $149,753 | $1,239 | 6.5% | -$24 | Run numbers |
| 32 | Matanuska Susitna Borough, AK | 6.3% | $408,655 | $1,866 | 3.6% | -$1,051 | Run numbers |
| 33 | Dodge County, WI | 6.2% | $322,574 | $1,234 | 3.0% | -$985 | Run numbers |
| 34 | Madison County, NY | 6.4% | $265,243 | $1,334 | 3.9% | -$602 | Run numbers |
| 35 | Ionia County, MI | 6.3% | $264,748 | $1,198 | 3.5% | -$688 | Run numbers |
| 36 | Wayne County, IN | 6.5% | $173,653 | $901 | 4.0% | -$376 | Run numbers |
| 37 | Reno County, KS | 6.3% | $155,260 | $827 | 4.2% | -$322 | Run numbers |
| 38 | Herkimer County, NY | 6.2% | $204,078 | $1,250 | 4.8% | -$318 | Run numbers |
| 39 | Jackson County, IL | 6.3% | $131,916 | $692 | 4.1% | -$281 | Run numbers |
| 40 | Waupaca County, WI | 6.3% | $286,038 | $963 | 2.6% | -$958 | Run numbers |
| 41 | Buffalo County, NE | 6.5% | $305,204 | $1,574 | 4.0% | -$667 | Run numbers |
| 42 | Cook County, IL | 6.0% | $340,258 | $2,228 | 5.1% | -$437 | Run numbers |
| 43 | Lake County, IL | 6.0% | $398,052 | $2,255 | 4.4% | -$739 | Run numbers |
| 44 | Waukesha County, WI | 6.0% | $502,911 | $1,871 | 2.9% | -$1,570 | Run numbers |
| 45 | Peoria County, IL | 5.8% | $166,288 | $1,201 | 5.6% | -$141 | Run numbers |
| 46 | Monroe County, MI | 6.1% | $270,412 | $1,277 | 3.7% | -$668 | Run numbers |
| 47 | Washington County, RI | 5.9% | $683,840 | $2,460 | 2.8% | -$2,189 | Run numbers |
| 48 | Richland County, OH | 6.0% | $198,720 | $894 | 3.5% | -$520 | Run numbers |
| 49 | Jefferson County, NY | 6.0% | $234,099 | $1,496 | 5.0% | -$325 | Run numbers |
| 50 | Kankakee County, IL | 6.0% | $227,163 | $1,327 | 4.6% | -$396 | Run numbers |
Showing the top 50 of 955 qualifying markets.
How this ranking is calculated
We scored 955 counties with a population over 50,000 and ranked them by appreciation score, which blends recent home price growth with an overheating penalty. 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.
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.
Cheapest Markets With Positive Cash Flow
The lowest-priced US counties where a median-priced rental still covers its mortgage and operating costs.
Best Overall Real Estate Markets to Invest In
US counties ranked by overall investment score, blending cash flow, appreciation, stability, and affordability.