Best Cash-on-Cash Return Markets for Rental Property (2026)
Cash-on-cash return measures what your actual invested cash earns in year one, so it rewards markets where a small down payment controls a strong rent. It ranks differently from cap rate because leverage and closing costs both enter the math.
Top 50 markets, ranked
Lauderdale County, MS leads with a median price of $126,965, median rent of $1,412, and a 8.7% cap rate. Click any market for the full county report, or run its numbers in the calculator.
| # | Market | Cash-on-cash | Median price | Median rent | Cap rate | Cash flow | Analyze |
|---|---|---|---|---|---|---|---|
| 1 | Lauderdale County, MS | 10.4% | $126,965 | $1,412 | 8.7% | $252 | Run numbers |
| 2 | Hinds County, MS | 6.0% | $132,636 | $1,305 | 7.7% | $153 | Run numbers |
| 3 | Jefferson County, AR | 5.0% | $90,392 | $863 | 7.4% | $87 | Run numbers |
| 4 | Baltimore City, MD | 4.9% | $189,179 | $1,801 | 7.4% | $179 | Run numbers |
| 5 | Vermilion Parish, LA | 4.0% | $165,169 | $1,525 | 7.2% | $125 | Run numbers |
| 6 | Walker County, AL | 3.2% | $128,911 | $1,162 | 7.0% | $79 | Run numbers |
| 7 | Polk County, TX | 3.1% | $183,009 | $1,643 | 7.0% | $109 | Run numbers |
| 8 | Iberia Parish, LA | 3.0% | $147,837 | $1,322 | 7.0% | $84 | Run numbers |
| 9 | Vermilion County, IL | 3.0% | $98,565 | $881 | 7.0% | $56 | Run numbers |
| 10 | Garfield County, OK | 2.4% | $144,106 | $1,266 | 6.8% | $67 | Run numbers |
| 11 | Taylor County, TX | 1.8% | $226,614 | $1,945 | 6.7% | $76 | Run numbers |
| 12 | Saint Landry Parish, LA | 1.4% | $133,132 | $1,129 | 6.6% | $36 | Run numbers |
| 13 | Robeson County, NC | 1.4% | $140,027 | $1,187 | 6.6% | $37 | Run numbers |
| 14 | Kanawha County, WV | 0.3% | $159,219 | $1,300 | 6.4% | $10 | Run numbers |
| 15 | Montgomery County, AL | 0.3% | $167,405 | $1,364 | 6.3% | $9 | Run numbers |
| 16 | Chaves County, NM | 0.3% | $171,685 | $1,399 | 6.3% | $9 | Run numbers |
| 17 | Macon County, IL | 0.0% | $127,757 | $1,030 | 6.3% | $0 | Run numbers |
| 18 | Orangeburg County, SC | -0.5% | $166,963 | $1,323 | 6.2% | -$15 | Run numbers |
| 19 | Wayne County, MI | -0.8% | $181,365 | $1,423 | 6.1% | -$26 | Run numbers |
| 20 | Saint Lawrence County, NY | -0.9% | $150,639 | $1,173 | 6.1% | -$27 | Run numbers |
| 21 | Philadelphia County, PA | -1.4% | $237,474 | $1,814 | 6.0% | -$66 | Run numbers |
| 22 | Wayne County, NC | -1.7% | $189,785 | $1,437 | 5.9% | -$61 | Run numbers |
| 23 | Caddo Parish, LA | -2.0% | $152,948 | $1,145 | 5.8% | -$58 | Run numbers |
| 24 | Schuylkill County, PA | -2.0% | $169,641 | $1,267 | 5.8% | -$66 | Run numbers |
| 25 | Coffee County, AL | -2.0% | $187,569 | $1,400 | 5.8% | -$73 | Run numbers |
| 26 | Saint Louis City, MO | -2.0% | $186,876 | $1,394 | 5.8% | -$73 | Run numbers |
| 27 | Lowndes County, MS | -2.1% | $187,517 | $1,396 | 5.8% | -$75 | Run numbers |
| 28 | Pulaski County, KY | -2.2% | $183,753 | $1,360 | 5.8% | -$79 | Run numbers |
| 29 | Wichita County, TX | -2.3% | $172,904 | $1,277 | 5.8% | -$76 | Run numbers |
| 30 | Steuben County, NY | -2.5% | $174,260 | $1,277 | 5.7% | -$83 | Run numbers |
| 31 | Saint Clair County, IL | -2.6% | $180,981 | $1,321 | 5.7% | -$90 | Run numbers |
| 32 | Venango County, PA | -2.6% | $134,445 | $982 | 5.7% | -$67 | Run numbers |
| 33 | Belmont County, OH | -2.7% | $136,428 | $993 | 5.7% | -$70 | Run numbers |
| 34 | Jefferson County, TX | -2.7% | $177,801 | $1,293 | 5.7% | -$92 | Run numbers |
| 35 | Peoria County, IL | -2.7% | $167,273 | $1,215 | 5.7% | -$87 | Run numbers |
| 36 | Gibson County, TN | -2.8% | $184,340 | $1,337 | 5.7% | -$97 | Run numbers |
| 37 | Dougherty County, GA | -3.0% | $129,145 | $929 | 5.6% | -$73 | Run numbers |
| 38 | Lea County, NM | -3.0% | $202,528 | $1,455 | 5.6% | -$116 | Run numbers |
| 39 | Ouachita Parish, LA | -3.1% | $181,417 | $1,298 | 5.6% | -$107 | Run numbers |
| 40 | Cambria County, PA | -3.1% | $120,543 | $863 | 5.6% | -$71 | Run numbers |
| 41 | Bibb County, GA | -3.1% | $174,707 | $1,248 | 5.6% | -$105 | Run numbers |
| 42 | Harrison County, WV | -3.2% | $156,598 | $1,113 | 5.5% | -$97 | Run numbers |
| 43 | Terrebonne Parish, LA | -3.3% | $184,739 | $1,313 | 5.5% | -$115 | Run numbers |
| 44 | Richmond County, GA | -3.3% | $196,653 | $1,396 | 5.5% | -$123 | Run numbers |
| 45 | Talladega County, AL | -3.3% | $182,916 | $1,295 | 5.5% | -$117 | Run numbers |
| 46 | Comanche County, OK | -3.4% | $156,839 | $1,110 | 5.5% | -$101 | Run numbers |
| 47 | Clearfield County, PA | -3.4% | $145,432 | $1,029 | 5.5% | -$94 | Run numbers |
| 48 | Pike County, PA | -3.4% | $310,753 | $2,196 | 5.5% | -$202 | Run numbers |
| 49 | Jones County, MS | -3.5% | $160,807 | $1,133 | 5.5% | -$107 | Run numbers |
| 50 | Chemung County, NY | -3.5% | $164,318 | $1,155 | 5.5% | -$111 | Run numbers |
Showing the top 50 of 947 qualifying markets.
How this ranking is calculated
We scored 947 counties with a population over 50,000 and ranked them by first-year cash-on-cash return, calculated as annual cash flow divided by cash invested (down payment plus closing costs). Counties 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.
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.
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.