Minnesota counties ranked by cap rate
| # | Market | Cap rate | Median price | Median rent | Cash flow | Analyze |
|---|---|---|---|---|---|---|
| 1 | Pennington County, MN | 5.0% | $196,456 | $1,260 | -$269 | Run numbers |
| 2 | Mower County, MN | 4.5% | $201,999 | $1,161 | -$364 | Run numbers |
| 3 | Freeborn County, MN | 4.4% | $200,077 | $1,136 | -$370 | Run numbers |
| 4 | Saint Louis County, MN | 4.2% | $255,915 | $1,373 | -$525 | Run numbers |
| 5 | Wright County, MN | 3.6% | $397,588 | $1,845 | -$1,003 | Run numbers |
| 6 | Hennepin County, MN | 3.6% | $386,707 | $1,784 | -$983 | Run numbers |
| 7 | Ramsey County, MN | 3.6% | $334,747 | $1,543 | -$851 | Run numbers |
| 8 | McLeod County, MN | 3.6% | $297,246 | $1,370 | -$756 | Run numbers |
| 9 | Olmsted County, MN | 3.6% | $349,397 | $1,603 | -$893 | Run numbers |
| 10 | Anoka County, MN | 3.5% | $373,109 | $1,699 | -$962 | Run numbers |
| 11 | Rice County, MN | 3.5% | $350,912 | $1,579 | -$918 | Run numbers |
| 12 | Washington County, MN | 3.5% | $445,711 | $2,000 | -$1,169 | Run numbers |
| 13 | Douglas County, MN | 3.4% | $347,708 | $1,527 | -$934 | Run numbers |
| 14 | Dakota County, MN | 3.4% | $393,429 | $1,711 | -$1,067 | Run numbers |
| 15 | Isanti County, MN | 3.3% | $339,624 | $1,452 | -$937 | Run numbers |
| 16 | Blue Earth County, MN | 3.3% | $301,642 | $1,274 | -$843 | Run numbers |
| 17 | Goodhue County, MN | 3.3% | $321,212 | $1,348 | -$903 | Run numbers |
| 18 | Beltrami County, MN | 3.3% | $263,076 | $1,099 | -$743 | Run numbers |
| 19 | Scott County, MN | 3.2% | $442,767 | $1,822 | -$1,268 | Run numbers |
| 20 | Polk County, MN | 3.2% | $254,854 | $1,049 | -$730 | Run numbers |
| 21 | Stearns County, MN | 3.2% | $310,038 | $1,259 | -$899 | Run numbers |
| 22 | Sherburne County, MN | 3.2% | $391,353 | $1,590 | -$1,134 | Run numbers |
| 23 | Carver County, MN | 3.1% | $490,761 | $1,982 | -$1,430 | Run numbers |
| 24 | Mille Lacs County, MN | 3.1% | $317,172 | $1,275 | -$928 | Run numbers |
| 25 | Chisago County, MN | 3.0% | $384,657 | $1,497 | -$1,157 | Run numbers |
| 26 | Winona County, MN | 3.0% | $282,899 | $1,093 | -$856 | Run numbers |
| 27 | Steele County, MN | 2.8% | $293,327 | $1,068 | -$931 | Run numbers |
| 28 | Clay County, MN | 2.8% | $303,991 | $1,070 | -$988 | Run numbers |
| 29 | Nicollet County, MN | 2.7% | $315,897 | $1,078 | -$1,049 | Run numbers |
| 30 | Crow Wing County, MN | 2.6% | $369,756 | $1,242 | -$1,241 | Run numbers |
| 31 | Le Sueur County, MN | 2.6% | $363,121 | $1,193 | -$1,236 | Run numbers |
| 32 | Benton County, MN | 2.5% | $313,228 | $1,003 | -$1,083 | Run numbers |
| 33 | Kandiyohi County, MN | 2.5% | $285,215 | $909 | -$989 | Run numbers |
| 34 | Otter Tail County, MN | 2.3% | $334,672 | $981 | -$1,216 | Run numbers |
Looking for every county in the state, including those without rent data? Browse the full Minnesota market directory.
How this ranking is calculated
We scored 34 counties in Minnesota and ranked them by capitalization rate, calculated as annual net operating income divided by median home price. 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.
National rankings
Compare Minnesota against the rest of the country.
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.
Other states
States with fewer than 5 counties reporting both price and rent are omitted, because a ranking that short would not be meaningful.