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CapRateCity
Free cap rate calculators for every US market

4% – 5% Cap Rate Cities

Cities with cap rates between 4-5% — moderate returns. Deals here need careful sourcing; value-add strategies often outperform buy-and-hold. We track 87 cities in this range.

Above 8%7% – 8%6% – 7%5% – 6%4% – 5%3% – 4%Below 3%
1
Wilmington, DE5.0% cap rate
$235K median$1,320/mo rent0.56% tax0.2% growth
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2
Spartanburg, SC5.0% cap rate
$195K median$1,100/mo rent0.57% tax0.8% growth
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3
Columbia, SC5.0% cap rate
$205K median$1,150/mo rent0.56% tax0.8% growth
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4
York, PA5.0% cap rate
$165K median$1,050/mo rent1.38% tax0.1% growth
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5
Owensboro, KY5.0% cap rate
$175K median$1,020/mo rent0.82% tax0.4% growth
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6
Fort Wayne, IN4.9% cap rate
$185K median$1,080/mo rent0.85% tax0.7% growth
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7
Peoria, IL4.9% cap rate
$125K median$880/mo rent2.1% tax-0.3% growth
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8
Warner Robins, GA4.9% cap rate
$195K median$1,150/mo rent0.92% tax1% growth
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9
Topeka, KS4.9% cap rate
$155K median$980/mo rent1.39% tax0.2% growth
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10
Little Rock, AR4.9% cap rate
$195K median$1,100/mo rent0.62% tax0.5% growth
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11
Baltimore, MD4.9% cap rate
$230K median$1,380/mo rent1.04% tax-0.2% growth
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12
Fayetteville, NC4.9% cap rate
$195K median$1,120/mo rent0.79% tax0.8% growth
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13
Jacksonville, NC4.8% cap rate
$210K median$1,200/mo rent0.78% tax1.2% growth
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14
Lafayette, LA4.8% cap rate
$210K median$1,150/mo rent0.52% tax0.6% growth
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15
Waterloo, IA4.8% cap rate
$145K median$920/mo rent1.5% tax0% growth
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16
Syracuse, NY4.8% cap rate
$155K median$1,020/mo rent1.75% tax-0.2% growth
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17
Augusta, GA4.8% cap rate
$180K median$1,050/mo rent0.94% tax0.5% growth
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18
Springfield, IL4.8% cap rate
$135K median$920/mo rent2.08% tax0.1% growth
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19
Baton Rouge, LA4.8% cap rate
$220K median$1,200/mo rent0.56% tax0.5% growth
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20
Roanoke, VA4.7% cap rate
$195K median$1,100/mo rent0.84% tax0.3% growth
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21
High Point, NC4.7% cap rate
$195K median$1,100/mo rent0.82% tax0.6% growth
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22
Lansing, MI4.7% cap rate
$165K median$1,020/mo rent1.42% tax0.3% growth
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23
Detroit, MI4.7% cap rate
$165K median$1,050/mo rent1.54% tax-0.1% growth
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24
Rockford, IL4.7% cap rate
$135K median$920/mo rent2.12% tax-0.2% growth
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25
Amarillo, TX4.7% cap rate
$175K median$1,100/mo rent1.62% tax0.7% growth
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26
Camden, NJ4.7% cap rate
$155K median$1,080/mo rent2.28% tax0.1% growth
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27
Tulsa, OK4.6% cap rate
$195K median$1,100/mo rent0.9% tax0.6% growth
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28
Lafayette, IN4.6% cap rate
$195K median$1,080/mo rent0.85% tax0.6% growth
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29
Lynchburg, VA4.6% cap rate
$205K median$1,120/mo rent0.8% tax0.5% growth
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30
Schenectady, NY4.6% cap rate
$175K median$1,100/mo rent1.7% tax0.1% growth
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31
Cleveland, OH4.6% cap rate
$175K median$1,100/mo rent1.63% tax-0.1% growth
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32
Sioux City, IA4.6% cap rate
$155K median$950/mo rent1.54% tax0.1% growth
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33
Dover, DE4.6% cap rate
$245K median$1,280/mo rent0.55% tax0.5% growth
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34
Rochester, NY4.5% cap rate
$175K median$1,100/mo rent1.72% tax-0.1% growth
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35
Clarksville, TN4.5% cap rate
$265K median$1,380/mo rent0.58% tax2% growth
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36
New Orleans, LA4.5% cap rate
$265K median$1,380/mo rent0.55% tax0.4% growth
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37
Kalamazoo, MI4.5% cap rate
$175K median$1,050/mo rent1.46% tax0.3% growth
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38
Indianapolis, IN4.5% cap rate
$235K median$1,280/mo rent0.84% tax0.9% growth
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39
Bowling Green, KY4.5% cap rate
$220K median$1,180/mo rent0.8% tax1.2% growth
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40
Johnson City, TN4.5% cap rate
$235K median$1,200/mo rent0.52% tax1% growth
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41
Warren, MI4.5% cap rate
$185K median$1,100/mo rent1.44% tax0.1% growth
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42
Oklahoma City, OK4.5% cap rate
$210K median$1,150/mo rent0.88% tax1% growth
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43
Tallahassee, FL4.5% cap rate
$245K median$1,320/mo rent0.84% tax0.9% growth
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44
Brownsville, TX4.4% cap rate
$155K median$950/mo rent1.64% tax0.8% growth
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45
Winston-Salem, NC4.4% cap rate
$215K median$1,150/mo rent0.81% tax0.7% growth
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46
Memphis, TN4.4% cap rate
$195K median$1,180/mo rent1.48% tax0.3% growth
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47
Springfield, MO4.4% cap rate
$185K median$1,050/mo rent1.18% tax0.6% growth
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48
Pensacola, FL4.4% cap rate
$255K median$1,350/mo rent0.79% tax1% growth
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49
St. Louis, MO4.4% cap rate
$205K median$1,180/mo rent1.24% tax0.1% growth
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50
Norman, OK4.4% cap rate
$225K median$1,200/mo rent0.86% tax1% growth
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51
Lubbock, TX4.4% cap rate
$185K median$1,120/mo rent1.65% tax1.1% growth
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52
Newport News, VA4.4% cap rate
$235K median$1,280/mo rent0.98% tax0.4% growth
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53
Louisville, KY4.4% cap rate
$230K median$1,220/mo rent0.83% tax0.6% growth
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54
Davenport, IA4.4% cap rate
$165K median$980/mo rent1.52% tax0.1% growth
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55
Wichita, KS4.4% cap rate
$185K median$1,080/mo rent1.41% tax0.5% growth
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56
Rock Hill, SC4.3% cap rate
$265K median$1,320/mo rent0.56% tax2.2% growth
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57
Waterbury, CT4.3% cap rate
$195K median$1,180/mo rent1.7% tax-0.1% growth
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58
Lancaster, PA4.3% cap rate
$225K median$1,280/mo rent1.35% tax0.4% growth
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59
Ocala, FL4.3% cap rate
$245K median$1,280/mo rent0.82% tax2.4% growth
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60
Chattanooga, TN4.3% cap rate
$270K median$1,340/mo rent0.54% tax1% growth
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61
Huntsville, AL4.3% cap rate
$285K median$1,380/mo rent0.43% tax2.4% growth
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62
Killeen, TX4.3% cap rate
$195K median$1,180/mo rent1.68% tax1.2% growth
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63
Independence, MO4.3% cap rate
$195K median$1,100/mo rent1.28% tax0.3% growth
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64
Allentown, PA4.3% cap rate
$210K median$1,200/mo rent1.38% tax0.3% growth
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65
Greensboro, NC4.3% cap rate
$230K median$1,200/mo rent0.82% tax0.9% growth
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66
Daytona Beach, FL4.3% cap rate
$265K median$1,380/mo rent0.84% tax1.5% growth
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67
Knoxville, TN4.3% cap rate
$280K median$1,380/mo rent0.55% tax1.2% growth
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68
Greenville, SC4.3% cap rate
$280K median$1,380/mo rent0.55% tax1.6% growth
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69
Gainesville, FL4.3% cap rate
$265K median$1,380/mo rent0.85% tax1.3% growth
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70
Pittsburgh, PA4.2% cap rate
$220K median$1,250/mo rent1.36% tax0.2% growth
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71
Springfield, MA4.2% cap rate
$230K median$1,280/mo rent1.22% tax0.1% growth
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72
Lakeland, FL4.2% cap rate
$280K median$1,450/mo rent0.86% tax2.1% growth
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73
Broken Arrow, OK4.2% cap rate
$255K median$1,320/mo rent0.88% tax1.2% growth
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74
Racine, WI4.2% cap rate
$165K median$1,020/mo rent1.92% tax0.1% growth
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75
Lewiston, ME4.2% cap rate
$195K median$1,080/mo rent1.28% tax0.1% growth
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76
Bloomington, IN4.2% cap rate
$235K median$1,200/mo rent0.83% tax0.8% growth
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77
Cedar Rapids, IA4.2% cap rate
$185K median$1,050/mo rent1.48% tax0.4% growth
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78
Hagerstown, MD4.2% cap rate
$225K median$1,200/mo rent1.06% tax0.5% growth
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79
Philadelphia, PA4.2% cap rate
$265K median$1,480/mo rent1.36% tax0.2% growth
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80
Buffalo, NY4.1% cap rate
$195K median$1,150/mo rent1.69% tax0.1% growth
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81
Hoover, AL4.1% cap rate
$295K median$1,380/mo rent0.41% tax1.2% growth
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82
North Charleston, SC4.1% cap rate
$295K median$1,420/mo rent0.58% tax1.8% growth
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83
Pueblo, CO4.1% cap rate
$255K median$1,220/mo rent0.53% tax0.5% growth
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84
Lexington, KY4.1% cap rate
$260K median$1,300/mo rent0.81% tax0.9% growth
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85
Myrtle Beach, SC4.1% cap rate
$290K median$1,400/mo rent0.58% tax3.8% growth
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86
Fayetteville, AR4.1% cap rate
$275K median$1,320/mo rent0.61% tax2.2% growth
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87
Laredo, TX4.1% cap rate
$175K median$1,020/mo rent1.7% tax1% growth
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