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CapRateCity
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Best Rental Cities Over $350K (2026)

Above $350K, you're in premium territory: better locations, newer properties, and higher-income tenants. Cash flow is harder, but total returns (cash flow + appreciation + equity paydown + tax benefits) can be compelling in the right market.

1
St. Petersburg, FL3.9% cap rate
$355K median$1,700/mo rent3.9% cap rate1.4% growth
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2
Tampa, FL3.8% cap rate
$365K median$1,720/mo rent3.8% cap rate1.9% growth
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3
Spring Hill, TN3.7% cap rate
$395K median$1,720/mo rent3.7% cap rate4.5% growth
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4
Orlando, FL3.6% cap rate
$360K median$1,680/mo rent3.6% cap rate2% growth
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5
Fishers, IN3.6% cap rate
$370K median$1,680/mo rent3.6% cap rate2.2% growth
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6
Nashville, TN3.6% cap rate
$410K median$1,780/mo rent3.6% cap rate1.6% growth
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7
Carmel, IN3.6% cap rate
$395K median$1,780/mo rent3.6% cap rate1.8% growth
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8
Charleston, SC3.5% cap rate
$410K median$1,750/mo rent3.5% cap rate2.2% growth
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9
Fort Lauderdale, FL3.4% cap rate
$445K median$2,000/mo rent3.4% cap rate1.1% growth
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10
Atlanta, GA3.4% cap rate
$375K median$1,700/mo rent3.4% cap rate1.3% growth
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11
Charlotte, NC3.4% cap rate
$350K median$1,550/mo rent3.4% cap rate2.3% growth
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12
Sarasota, FL3.4% cap rate
$420K median$1,850/mo rent3.4% cap rate1.8% growth
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13
Las Vegas, NV3.4% cap rate
$380K median$1,580/mo rent3.4% cap rate2.2% growth
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14
Greeley, CO3.4% cap rate
$385K median$1,580/mo rent3.4% cap rate1.8% growth
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15
Glendale, AZ3.4% cap rate
$350K median$1,480/mo rent3.4% cap rate1.2% growth
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16
San Bernardino, CA3.3% cap rate
$380K median$1,650/mo rent3.3% cap rate0.4% growth
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17
Aurora, CO3.3% cap rate
$420K median$1,720/mo rent3.3% cap rate1.3% growth
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18
Worcester, MA3.3% cap rate
$355K median$1,650/mo rent3.3% cap rate0.6% growth
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19
Asheville, NC3.3% cap rate
$380K median$1,580/mo rent3.3% cap rate1.5% growth
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20
Mesa, AZ3.3% cap rate
$365K median$1,520/mo rent3.3% cap rate1.6% growth
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21
Surprise, AZ3.3% cap rate
$385K median$1,580/mo rent3.3% cap rate2.5% growth
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22
Tempe, AZ3.3% cap rate
$385K median$1,600/mo rent3.3% cap rate1.2% growth
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23
Modesto, CA3.3% cap rate
$380K median$1,620/mo rent3.3% cap rate0.5% growth
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24
Stockton, CA3.3% cap rate
$395K median$1,680/mo rent3.3% cap rate0.6% growth
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25
Phoenix, AZ3.3% cap rate
$380K median$1,580/mo rent3.3% cap rate1.5% growth
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26
Palmdale, CA3.3% cap rate
$395K median$1,680/mo rent3.3% cap rate0.8% growth
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27
Ogden, UT3.3% cap rate
$350K median$1,420/mo rent3.3% cap rate1.2% growth
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28
Frederick, MD3.2% cap rate
$380K median$1,680/mo rent3.2% cap rate1.2% growth
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29
Henderson, NV3.2% cap rate
$430K median$1,720/mo rent3.2% cap rate2.5% growth
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30
Lowell, MA3.2% cap rate
$380K median$1,720/mo rent3.2% cap rate0.4% growth
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31
Raleigh, NC3.2% cap rate
$395K median$1,650/mo rent3.2% cap rate2.1% growth
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32
Colorado Springs, CO3.2% cap rate
$430K median$1,680/mo rent3.2% cap rate1.8% growth
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33
Peoria, AZ3.2% cap rate
$410K median$1,650/mo rent3.2% cap rate1.8% growth
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34
Chandler, AZ3.1% cap rate
$440K median$1,750/mo rent3.1% cap rate1.8% growth
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35
Brockton, MA3.1% cap rate
$380K median$1,720/mo rent3.1% cap rate0.3% growth
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36
Overland Park, KS3.1% cap rate
$350K median$1,620/mo rent3.1% cap rate1.2% growth
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37
Cary, NC3.0% cap rate
$480K median$1,920/mo rent3.0% cap rate2.4% growth
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38
Sacramento, CA3.0% cap rate
$445K median$1,780/mo rent3.0% cap rate1% growth
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39
Sparks, NV3.0% cap rate
$420K median$1,620/mo rent3.0% cap rate1.5% growth
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40
Lakewood, CO3.0% cap rate
$465K median$1,750/mo rent3.0% cap rate0.8% growth
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41
Elk Grove, CA3.0% cap rate
$520K median$2,050/mo rent3.0% cap rate1.2% growth
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42
Provo, UT3.0% cap rate
$420K median$1,580/mo rent3.0% cap rate1.8% growth
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43
Denver, CO3.0% cap rate
$520K median$1,950/mo rent3.0% cap rate1.1% growth
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44
Boise, ID3.0% cap rate
$420K median$1,600/mo rent3.0% cap rate2.5% growth
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45
Fort Collins, CO3.0% cap rate
$480K median$1,780/mo rent3.0% cap rate1.5% growth
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46
Gilbert, AZ2.9% cap rate
$480K median$1,820/mo rent2.9% cap rate2% growth
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47
Riverside, CA2.9% cap rate
$520K median$2,050/mo rent2.9% cap rate1.2% growth
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48
Medford, OR2.9% cap rate
$355K median$1,450/mo rent2.9% cap rate1% growth
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49
Salem, OR2.9% cap rate
$360K median$1,480/mo rent2.9% cap rate0.8% growth
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50
Tacoma, WA2.9% cap rate
$420K median$1,720/mo rent2.9% cap rate0.6% growth
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51
Miami, FL2.9% cap rate
$520K median$2,100/mo rent2.9% cap rate1.2% growth
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52
Reno, NV2.9% cap rate
$450K median$1,680/mo rent2.9% cap rate1.8% growth
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53
Meridian, ID2.9% cap rate
$445K median$1,650/mo rent2.9% cap rate3.8% growth
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54
St. George, UT2.9% cap rate
$440K median$1,620/mo rent2.9% cap rate3.5% growth
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55
Olympia, WA2.8% cap rate
$420K median$1,680/mo rent2.8% cap rate0.8% growth
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56
Flagstaff, AZ2.8% cap rate
$450K median$1,680/mo rent2.8% cap rate1% growth
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57
Eugene, OR2.8% cap rate
$380K median$1,520/mo rent2.8% cap rate0.6% growth
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58
Portland, ME2.8% cap rate
$420K median$1,780/mo rent2.8% cap rate0.6% growth
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59
Vancouver, WA2.8% cap rate
$430K median$1,680/mo rent2.8% cap rate1.5% growth
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60
Honolulu, HI2.8% cap rate
$720K median$2,400/mo rent2.8% cap rate0.2% growth
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61
Salt Lake City, UT2.7% cap rate
$480K median$1,720/mo rent2.7% cap rate1.4% growth
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62
Scottsdale, AZ2.7% cap rate
$620K median$2,200/mo rent2.7% cap rate1.4% growth
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63
Dublin, OH2.6% cap rate
$445K median$1,920/mo rent2.6% cap rate1.5% growth
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64
Ann Arbor, MI2.6% cap rate
$395K median$1,680/mo rent2.6% cap rate0.8% growth
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65
Santa Fe, NM2.6% cap rate
$445K median$1,620/mo rent2.6% cap rate0.4% growth
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66
Corvallis, OR2.6% cap rate
$420K median$1,580/mo rent2.6% cap rate0.5% growth
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67
McKinney, TX2.6% cap rate
$410K median$1,850/mo rent2.6% cap rate3.5% growth
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68
Dallas, TX2.6% cap rate
$355K median$1,620/mo rent2.6% cap rate1.8% growth
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69
Round Rock, TX2.6% cap rate
$385K median$1,720/mo rent2.6% cap rate3.1% growth
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70
Plano, TX2.5% cap rate
$420K median$1,900/mo rent2.5% cap rate1.6% growth
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71
Norwalk, CT2.5% cap rate
$480K median$2,050/mo rent2.5% cap rate0.2% growth
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72
Stamford, CT2.5% cap rate
$520K median$2,200/mo rent2.5% cap rate0.3% growth
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73
Portland, OR2.5% cap rate
$480K median$1,780/mo rent2.5% cap rate0.4% growth
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74
Missoula, MT2.5% cap rate
$450K median$1,580/mo rent2.5% cap rate1.2% growth
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75
Austin, TX2.5% cap rate
$425K median$1,850/mo rent2.5% cap rate2.8% growth
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76
Oceanside, CA2.4% cap rate
$680K median$2,350/mo rent2.4% cap rate0.8% growth
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77
Yonkers, NY2.4% cap rate
$480K median$2,050/mo rent2.4% cap rate0.2% growth
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78
Manchester, NH2.4% cap rate
$380K median$1,680/mo rent2.4% cap rate0.5% growth
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79
Burlington, VT2.4% cap rate
$420K median$1,750/mo rent2.4% cap rate0.3% growth
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80
Nashua, NH2.4% cap rate
$395K median$1,720/mo rent2.4% cap rate0.6% growth
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81
Madison, WI2.4% cap rate
$360K median$1,580/mo rent2.4% cap rate1.2% growth
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82
Bellingham, WA2.4% cap rate
$520K median$1,850/mo rent2.4% cap rate1% growth
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83
Naperville, IL2.3% cap rate
$440K median$1,950/mo rent2.3% cap rate0.5% growth
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84
Jersey City, NJ2.3% cap rate
$520K median$2,350/mo rent2.3% cap rate0.8% growth
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85
Newark, NJ2.3% cap rate
$360K median$1,680/mo rent2.3% cap rate0.4% growth
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86
Elizabeth, NJ2.2% cap rate
$380K median$1,720/mo rent2.2% cap rate0.3% growth
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87
Bend, OR2.2% cap rate
$580K median$1,950/mo rent2.2% cap rate2.5% growth
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88
Bozeman, MT2.1% cap rate
$580K median$1,850/mo rent2.1% cap rate3.5% growth
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89
Clifton, NJ2.1% cap rate
$420K median$1,850/mo rent2.1% cap rate0.2% growth
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90
Frisco, TX2.0% cap rate
$520K median$2,100/mo rent2.0% cap rate4.2% growth
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91
Seattle, WA1.9% cap rate
$750K median$2,400/mo rent1.9% cap rate0.8% growth
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