Top 50 markets, ranked
Iberville Parish, LA leads with a median price of $175,217, median rent of $1,950, and a 8.7% cap rate. Click any market for the full county report, or run its numbers in the calculator.
| # | Market | Cap rate | Median price | Median rent | Cash flow | Analyze |
|---|---|---|---|---|---|---|
| 1 | Iberville Parish, LA | 8.7% | $175,217 | $1,950 | $297 | Run numbers |
| 2 | Indiana County, PA | 8.6% | $172,619 | $1,913 | $287 | Run numbers |
| 3 | Woodward County, OK | 8.4% | $139,482 | $1,508 | $208 | Run numbers |
| 4 | Lauderdale County, MS | 8.3% | $121,229 | $1,291 | $168 | Run numbers |
| 5 | Fairfield County, SC | 8.3% | $194,460 | $2,056 | $259 | Run numbers |
| 6 | Jefferson County, AR | 8.1% | $81,305 | $840 | $96 | Run numbers |
| 7 | Kleberg County, TX | 8.0% | $149,576 | $1,542 | $174 | Run numbers |
| 8 | Howard County, TX | 7.9% | $142,857 | $1,452 | $152 | Run numbers |
| 9 | Hinds County, MS | 7.7% | $130,045 | $1,286 | $115 | Run numbers |
| 10 | Baltimore City, MD | 7.6% | $181,356 | $1,764 | $142 | Run numbers |
| 11 | Halifax County, NC | 7.5% | $116,316 | $1,125 | $87 | Run numbers |
| 12 | Vermilion Parish, LA | 7.3% | $157,990 | $1,489 | $93 | Run numbers |
| 13 | McDonough County, IL | 7.2% | $99,184 | $919 | $48 | Run numbers |
| 14 | Walker County, AL | 7.2% | $161,006 | $1,481 | $71 | Run numbers |
| 15 | Dale County, AL | 7.1% | $161,405 | $1,467 | $60 | Run numbers |
| 16 | Halifax County, VA | 7.1% | $153,994 | $1,395 | $54 | Run numbers |
| 17 | Iberia Parish, LA | 6.9% | $145,862 | $1,290 | $30 | Run numbers |
| 18 | Vermilion County, IL | 6.8% | $101,321 | $886 | $15 | Run numbers |
| 19 | Jackson County, OK | 6.7% | $114,041 | $980 | $6 | Run numbers |
| 20 | Danville City, VA | 6.6% | $133,231 | $1,132 | -$2 | Run numbers |
| 21 | Wayne County, NC | 6.6% | $179,054 | $1,519 | -$5 | Run numbers |
| 22 | Macon County, IL | 6.6% | $124,658 | $1,059 | -$2 | Run numbers |
| 23 | Robeson County, NC | 6.6% | $136,515 | $1,149 | -$9 | Run numbers |
| 24 | Saint Lawrence County, NY | 6.5% | $149,753 | $1,239 | -$24 | Run numbers |
| 25 | Jones County, MS | 6.5% | $150,092 | $1,242 | -$24 | Run numbers |
| 26 | Kanawha County, WV | 6.4% | $151,294 | $1,238 | -$33 | Run numbers |
| 27 | Curry County, NM | 6.4% | $159,828 | $1,305 | -$37 | Run numbers |
| 28 | Montgomery County, AL | 6.3% | $163,380 | $1,330 | -$41 | Run numbers |
| 29 | Lenoir County, NC | 6.3% | $150,169 | $1,214 | -$43 | Run numbers |
| 30 | Guernsey County, OH | 6.3% | $167,065 | $1,350 | -$48 | Run numbers |
| 31 | Polk County, TX | 6.3% | $174,922 | $1,411 | -$52 | Run numbers |
| 32 | Houghton County, MI | 6.3% | $196,480 | $1,585 | -$58 | Run numbers |
| 33 | Coffee County, AL | 6.3% | $177,245 | $1,421 | -$58 | Run numbers |
| 34 | Wayne County, MI | 6.2% | $175,631 | $1,402 | -$61 | Run numbers |
| 35 | Garfield County, OK | 6.2% | $140,570 | $1,116 | -$53 | Run numbers |
| 36 | Martinsville City, VA | 6.2% | $119,923 | $950 | -$47 | Run numbers |
| 37 | Montgomery County, KS | 6.1% | $102,915 | $808 | -$45 | Run numbers |
| 38 | Wichita County, TX | 6.1% | $169,452 | $1,325 | -$78 | Run numbers |
| 39 | Colquitt County, GA | 6.0% | $165,756 | $1,285 | -$83 | Run numbers |
| 40 | Dougherty County, GA | 6.0% | $126,402 | $978 | -$64 | Run numbers |
| 41 | Potter County, TX | 6.0% | $147,877 | $1,133 | -$83 | Run numbers |
| 42 | Darlington County, SC | 6.0% | $170,906 | $1,307 | -$97 | Run numbers |
| 43 | Saint Clair County, IL | 5.8% | $177,683 | $1,333 | -$118 | Run numbers |
| 44 | Lowndes County, MS | 5.8% | $187,535 | $1,403 | -$127 | Run numbers |
| 45 | Lea County, NM | 5.8% | $196,513 | $1,469 | -$134 | Run numbers |
| 46 | Ware County, GA | 5.8% | $142,737 | $1,058 | -$103 | Run numbers |
| 47 | Bristol City, VA | 5.8% | $183,577 | $1,361 | -$132 | Run numbers |
| 48 | Caddo Parish, LA | 5.8% | $151,157 | $1,118 | -$111 | Run numbers |
| 49 | Terrebonne Parish, LA | 5.8% | $179,856 | $1,331 | -$131 | Run numbers |
| 50 | Steuben County, NY | 5.8% | $172,442 | $1,274 | -$127 | Run numbers |
Showing the top 50 of 209 qualifying markets.
How this ranking is calculated
We scored 209 counties and ranked them by capitalization rate, among counties with a median home price under $200,000. 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.
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.