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CapRateCity
Free cap rate calculators for every US market

3% – 4% Cap Rate Cities

Cities with cap rates between 3-4% — lower cash flow markets that typically compensate with stronger appreciation and tenant quality. We track 126 cities in this range.

Above 8%7% – 8%6% – 7%5% – 6%4% – 5%3% – 4%Below 3%
1
Savannah, GA4.0% cap rate
$275K median$1,400/mo rent0.96% tax1.2% growth
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2
Sterling Heights, MI4.0% cap rate
$235K median$1,280/mo rent1.4% tax0.2% growth
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3
Albany, NY4.0% cap rate
$225K median$1,280/mo rent1.68% tax0.2% growth
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4
Champaign, IL4.0% cap rate
$175K median$1,050/mo rent2.04% tax0.5% growth
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5
Kansas City, MO4.0% cap rate
$245K median$1,320/mo rent1.32% tax0.8% growth
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6
Bethlehem, PA3.9% cap rate
$245K median$1,320/mo rent1.36% tax0.3% growth
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7
Columbia, MO3.9% cap rate
$225K median$1,180/mo rent1.22% tax0.8% growth
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8
Kissimmee, FL3.9% cap rate
$320K median$1,580/mo rent0.88% tax2.8% growth
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9
Hartford, CT3.9% cap rate
$210K median$1,200/mo rent1.68% tax-0.2% growth
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10
Bloomington, IL3.9% cap rate
$185K median$1,100/mo rent2.02% tax0.3% growth
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11
Milwaukee, WI3.9% cap rate
$195K median$1,150/mo rent1.91% tax0.4% growth
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12
Las Cruces, NM3.9% cap rate
$225K median$1,100/mo rent0.8% tax0.8% growth
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13
Corpus Christi, TX3.9% cap rate
$220K median$1,250/mo rent1.68% tax0.8% growth
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14
Des Moines, IA3.9% cap rate
$215K median$1,180/mo rent1.52% tax0.7% growth
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15
St. Petersburg, FL3.9% cap rate
$355K median$1,700/mo rent0.82% tax1.4% growth
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16
Grand Island, NE3.9% cap rate
$185K median$1,020/mo rent1.6% tax0.4% growth
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17
Norfolk, VA3.8% cap rate
$275K median$1,380/mo rent1.05% tax0.3% growth
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18
Cincinnati, OH3.8% cap rate
$235K median$1,280/mo rent1.52% tax0.4% growth
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19
Waco, TX3.8% cap rate
$205K median$1,150/mo rent1.7% tax0.9% growth
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20
Deltona, FL3.8% cap rate
$290K median$1,400/mo rent0.87% tax2% growth
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21
New Haven, CT3.8% cap rate
$250K median$1,380/mo rent1.65% tax0.1% growth
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22
Fargo, ND3.8% cap rate
$245K median$1,200/mo rent0.98% tax1.5% growth
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23
Palm Bay, FL3.8% cap rate
$295K median$1,420/mo rent0.88% tax2.2% growth
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24
Tucson, AZ3.8% cap rate
$295K median$1,380/mo rent0.72% tax1.2% growth
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25
Great Falls, MT3.8% cap rate
$245K median$1,150/mo rent0.76% tax0.3% growth
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26
Athens, GA3.8% cap rate
$265K median$1,280/mo rent0.9% tax1.2% growth
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27
Jacksonville, FL3.8% cap rate
$310K median$1,480/mo rent0.86% tax1.7% growth
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28
Tampa, FL3.8% cap rate
$365K median$1,720/mo rent0.83% tax1.9% growth
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29
Cape Coral, FL3.8% cap rate
$340K median$1,620/mo rent0.87% tax3.2% growth
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30
Murfreesboro, TN3.7% cap rate
$340K median$1,520/mo rent0.55% tax2.5% growth
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31
Port St. Lucie, FL3.7% cap rate
$330K median$1,580/mo rent0.91% tax3.5% growth
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32
Virginia Beach, VA3.7% cap rate
$340K median$1,580/mo rent0.79% tax0.8% growth
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33
El Paso, TX3.7% cap rate
$195K median$1,080/mo rent1.74% tax0.6% growth
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34
Duluth, MN3.7% cap rate
$225K median$1,100/mo rent1.08% tax0.2% growth
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35
Fredericksburg, VA3.7% cap rate
$345K median$1,580/mo rent0.76% tax1.5% growth
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36
Visalia, CA3.7% cap rate
$320K median$1,480/mo rent0.74% tax0.7% growth
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37
Bangor, ME3.7% cap rate
$225K median$1,150/mo rent1.32% tax0.2% growth
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38
Richmond, VA3.7% cap rate
$320K median$1,480/mo rent0.82% tax1.1% growth
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39
Spring Hill, TN3.7% cap rate
$395K median$1,720/mo rent0.54% tax4.5% growth
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40
Grand Forks, ND3.6% cap rate
$225K median$1,080/mo rent1% tax0.5% growth
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41
Grand Rapids, MI3.6% cap rate
$270K median$1,380/mo rent1.38% tax1.1% growth
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42
Orlando, FL3.6% cap rate
$360K median$1,680/mo rent0.89% tax2% growth
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43
Trenton, NJ3.6% cap rate
$215K median$1,280/mo rent2.25% tax-0.1% growth
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44
Chesapeake, VA3.6% cap rate
$345K median$1,580/mo rent0.82% tax0.9% growth
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45
Fishers, IN3.6% cap rate
$370K median$1,680/mo rent0.84% tax2.2% growth
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46
Albuquerque, NM3.6% cap rate
$280K median$1,280/mo rent0.78% tax0.6% growth
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47
Bloomington, MN3.6% cap rate
$295K median$1,420/mo rent1.14% tax0.3% growth
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48
Lincoln, NE3.6% cap rate
$225K median$1,180/mo rent1.62% tax0.9% growth
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49
St. Paul, MN3.6% cap rate
$285K median$1,380/mo rent1.15% tax0.4% growth
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50
Nashville, TN3.6% cap rate
$410K median$1,780/mo rent0.56% tax1.6% growth
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51
Carmel, IN3.6% cap rate
$395K median$1,780/mo rent0.82% tax1.8% growth
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52
Rochester, MN3.6% cap rate
$290K median$1,380/mo rent1.1% tax1.2% growth
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53
Wilmington, NC3.5% cap rate
$340K median$1,520/mo rent0.76% tax1.8% growth
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54
Columbus, OH3.5% cap rate
$265K median$1,380/mo rent1.56% tax1.2% growth
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55
Rio Rancho, NM3.5% cap rate
$295K median$1,320/mo rent0.76% tax1.2% growth
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56
Concord, NC3.5% cap rate
$340K median$1,520/mo rent0.8% tax2% growth
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57
Charleston, SC3.5% cap rate
$410K median$1,750/mo rent0.57% tax2.2% growth
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58
North Las Vegas, NV3.5% cap rate
$345K median$1,480/mo rent0.56% tax2.8% growth
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59
Bakersfield, CA3.5% cap rate
$320K median$1,420/mo rent0.72% tax0.9% growth
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60
Omaha, NE3.5% cap rate
$245K median$1,280/mo rent1.65% tax0.8% growth
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61
Bismarck, ND3.5% cap rate
$265K median$1,220/mo rent0.96% tax1% growth
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62
Marietta, GA3.5% cap rate
$345K median$1,580/mo rent0.93% tax1.5% growth
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63
Twin Falls, ID3.5% cap rate
$290K median$1,250/mo rent0.66% tax1.5% growth
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64
Midland, TX3.5% cap rate
$280K median$1,450/mo rent1.59% tax2.2% growth
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65
Fort Lauderdale, FL3.4% cap rate
$445K median$2,000/mo rent0.88% tax1.1% growth
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66
Lawrence, KS3.4% cap rate
$255K median$1,250/mo rent1.36% tax0.8% growth
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67
Idaho Falls, ID3.4% cap rate
$310K median$1,320/mo rent0.64% tax1.8% growth
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68
Manhattan, KS3.4% cap rate
$235K median$1,150/mo rent1.34% tax0.6% growth
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69
Fresno, CA3.4% cap rate
$345K median$1,520/mo rent0.76% tax0.8% growth
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70
Cheyenne, WY3.4% cap rate
$310K median$1,320/mo rent0.61% tax0.8% growth
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71
Durham, NC3.4% cap rate
$345K median$1,520/mo rent0.8% tax1.8% growth
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72
Atlanta, GA3.4% cap rate
$375K median$1,700/mo rent0.92% tax1.3% growth
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73
Minneapolis, MN3.4% cap rate
$325K median$1,520/mo rent1.12% tax0.6% growth
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74
Charlotte, NC3.4% cap rate
$350K median$1,550/mo rent0.83% tax2.3% growth
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75
New Bedford, MA3.4% cap rate
$310K median$1,480/mo rent1.2% tax0.2% growth
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76
Sarasota, FL3.4% cap rate
$420K median$1,850/mo rent0.86% tax1.8% growth
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77
Joliet, IL3.4% cap rate
$250K median$1,380/mo rent2.06% tax0.4% growth
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78
Kenosha, WI3.4% cap rate
$225K median$1,200/mo rent1.88% tax0.4% growth
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79
Las Vegas, NV3.4% cap rate
$380K median$1,580/mo rent0.55% tax2.2% growth
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80
Greeley, CO3.4% cap rate
$385K median$1,580/mo rent0.52% tax1.8% growth
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81
Glendale, AZ3.4% cap rate
$350K median$1,480/mo rent0.64% tax1.2% growth
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82
San Bernardino, CA3.3% cap rate
$380K median$1,650/mo rent0.76% tax0.4% growth
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83
Aurora, CO3.3% cap rate
$420K median$1,720/mo rent0.52% tax1.3% growth
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84
Iowa City, IA3.3% cap rate
$245K median$1,200/mo rent1.48% tax0.6% growth
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85
Worcester, MA3.3% cap rate
$355K median$1,650/mo rent1.18% tax0.6% growth
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86
Ames, IA3.3% cap rate
$235K median$1,150/mo rent1.5% tax0.8% growth
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87
Asheville, NC3.3% cap rate
$380K median$1,580/mo rent0.64% tax1.5% growth
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88
Bridgeport, CT3.3% cap rate
$280K median$1,420/mo rent1.63% tax-0.1% growth
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89
Mesa, AZ3.3% cap rate
$365K median$1,520/mo rent0.63% tax1.6% growth
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90
Sioux Falls, SD3.3% cap rate
$275K median$1,280/mo rent1.22% tax1.8% growth
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91
Surprise, AZ3.3% cap rate
$385K median$1,580/mo rent0.6% tax2.5% growth
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92
Tempe, AZ3.3% cap rate
$385K median$1,600/mo rent0.64% tax1.2% growth
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93
Modesto, CA3.3% cap rate
$380K median$1,620/mo rent0.75% tax0.5% growth
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94
Stockton, CA3.3% cap rate
$395K median$1,680/mo rent0.74% tax0.6% growth
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95
Phoenix, AZ3.3% cap rate
$380K median$1,580/mo rent0.62% tax1.5% growth
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96
Palmdale, CA3.3% cap rate
$395K median$1,680/mo rent0.76% tax0.8% growth
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97
Green Bay, WI3.3% cap rate
$210K median$1,100/mo rent1.88% tax0.5% growth
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98
Ogden, UT3.3% cap rate
$350K median$1,420/mo rent0.59% tax1.2% growth
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99
Frederick, MD3.2% cap rate
$380K median$1,680/mo rent1.02% tax1.2% growth
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100
Henderson, NV3.2% cap rate
$430K median$1,720/mo rent0.53% tax2.5% growth
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101
Lowell, MA3.2% cap rate
$380K median$1,720/mo rent1.15% tax0.4% growth
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102
Providence, RI3.2% cap rate
$330K median$1,580/mo rent1.42% tax0.2% growth
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103
Spokane, WA3.2% cap rate
$340K median$1,480/mo rent0.94% tax1.2% growth
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104
Raleigh, NC3.2% cap rate
$395K median$1,650/mo rent0.78% tax2.1% growth
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105
Warwick, RI3.2% cap rate
$320K median$1,520/mo rent1.4% tax0.1% growth
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106
Anchorage, AK3.2% cap rate
$340K median$1,520/mo rent1.04% tax0.1% growth
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107
Kennewick, WA3.2% cap rate
$345K median$1,480/mo rent0.9% tax1.5% growth
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108
Colorado Springs, CO3.2% cap rate
$430K median$1,680/mo rent0.49% tax1.8% growth
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109
Spokane Valley, WA3.2% cap rate
$345K median$1,480/mo rent0.92% tax1.5% growth
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110
Peoria, AZ3.2% cap rate
$410K median$1,650/mo rent0.62% tax1.8% growth
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111
Appleton, WI3.2% cap rate
$225K median$1,150/mo rent1.85% tax0.6% growth
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112
San Antonio, TX3.2% cap rate
$280K median$1,420/mo rent1.72% tax1.4% growth
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113
Nampa, ID3.1% cap rate
$345K median$1,380/mo rent0.65% tax3.2% growth
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114
Cranberry Twp, PA3.1% cap rate
$345K median$1,580/mo rent1.32% tax1.5% growth
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115
Rapid City, SD3.1% cap rate
$285K median$1,280/mo rent1.18% tax1% growth
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116
Chandler, AZ3.1% cap rate
$440K median$1,750/mo rent0.61% tax1.8% growth
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117
Brockton, MA3.1% cap rate
$380K median$1,720/mo rent1.22% tax0.3% growth
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118
Overland Park, KS3.1% cap rate
$350K median$1,620/mo rent1.38% tax1.2% growth
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119
Billings, MT3.1% cap rate
$340K median$1,380/mo rent0.74% tax1% growth
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120
Arlington, TX3.1% cap rate
$295K median$1,480/mo rent1.77% tax1.3% growth
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121
Cary, NC3.0% cap rate
$480K median$1,920/mo rent0.77% tax2.4% growth
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122
Cranston, RI3.0% cap rate
$335K median$1,550/mo rent1.44% tax0.2% growth
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123
Sacramento, CA3.0% cap rate
$445K median$1,780/mo rent0.74% tax1% growth
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124
Chicago, IL3.0% cap rate
$310K median$1,620/mo rent2.08% tax0.1% growth
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125
Sparks, NV3.0% cap rate
$420K median$1,620/mo rent0.58% tax1.5% growth
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126
Aurora, IL3.0% cap rate
$275K median$1,420/mo rent2.05% tax0.3% growth
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