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CapRateCity
Free cap rate calculators for every US market

Below 3% Cap Rate Cities

Cities with cap rates below 3% — appreciation-driven markets where cash flow is difficult at median prices. We track 57 cities in this range.

Above 8%7% – 8%6% – 7%5% – 6%4% – 5%3% – 4%Below 3%
1
Lakewood, CO3.0% cap rate
$465K median$1,750/mo rent0.5% tax0.8% growth
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2
Elk Grove, CA3.0% cap rate
$520K median$2,050/mo rent0.72% tax1.2% growth
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3
Provo, UT3.0% cap rate
$420K median$1,580/mo rent0.56% tax1.8% growth
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4
Denver, CO3.0% cap rate
$520K median$1,950/mo rent0.51% tax1.1% growth
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5
Boise, ID3.0% cap rate
$420K median$1,600/mo rent0.63% tax2.5% growth
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6
Fort Collins, CO3.0% cap rate
$480K median$1,780/mo rent0.5% tax1.5% growth
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7
Gilbert, AZ2.9% cap rate
$480K median$1,820/mo rent0.6% tax2% growth
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8
Riverside, CA2.9% cap rate
$520K median$2,050/mo rent0.78% tax1.2% growth
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9
Medford, OR2.9% cap rate
$355K median$1,450/mo rent0.92% tax1% growth
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10
Salem, OR2.9% cap rate
$360K median$1,480/mo rent0.95% tax0.8% growth
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11
Tacoma, WA2.9% cap rate
$420K median$1,720/mo rent0.96% tax0.6% growth
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12
Miami, FL2.9% cap rate
$520K median$2,100/mo rent0.89% tax1.2% growth
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13
Houston, TX2.9% cap rate
$310K median$1,520/mo rent1.81% tax1.5% growth
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14
Reno, NV2.9% cap rate
$450K median$1,680/mo rent0.6% tax1.8% growth
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15
Meridian, ID2.9% cap rate
$445K median$1,650/mo rent0.62% tax3.8% growth
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16
St. George, UT2.9% cap rate
$440K median$1,620/mo rent0.55% tax3.5% growth
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17
Olympia, WA2.8% cap rate
$420K median$1,680/mo rent0.94% tax0.8% growth
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18
Flagstaff, AZ2.8% cap rate
$450K median$1,680/mo rent0.66% tax1% growth
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19
Fort Worth, TX2.8% cap rate
$320K median$1,520/mo rent1.79% tax2.4% growth
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20
Eugene, OR2.8% cap rate
$380K median$1,520/mo rent0.98% tax0.6% growth
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21
Portland, ME2.8% cap rate
$420K median$1,780/mo rent1.3% tax0.6% growth
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22
Vancouver, WA2.8% cap rate
$430K median$1,680/mo rent0.9% tax1.5% growth
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23
Denton, TX2.8% cap rate
$325K median$1,520/mo rent1.76% tax2.8% growth
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24
Honolulu, HI2.8% cap rate
$720K median$2,400/mo rent0.28% tax0.2% growth
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25
Salt Lake City, UT2.7% cap rate
$480K median$1,720/mo rent0.58% tax1.4% growth
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26
Scottsdale, AZ2.7% cap rate
$620K median$2,200/mo rent0.58% tax1.4% growth
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27
Dublin, OH2.6% cap rate
$445K median$1,920/mo rent1.54% tax1.5% growth
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28
Ann Arbor, MI2.6% cap rate
$395K median$1,680/mo rent1.48% tax0.8% growth
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29
Santa Fe, NM2.6% cap rate
$445K median$1,620/mo rent0.75% tax0.4% growth
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30
Corvallis, OR2.6% cap rate
$420K median$1,580/mo rent0.94% tax0.5% growth
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31
McKinney, TX2.6% cap rate
$410K median$1,850/mo rent1.78% tax3.5% growth
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32
Dallas, TX2.6% cap rate
$355K median$1,620/mo rent1.8% tax1.8% growth
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33
Round Rock, TX2.6% cap rate
$385K median$1,720/mo rent1.74% tax3.1% growth
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34
Plano, TX2.5% cap rate
$420K median$1,900/mo rent1.82% tax1.6% growth
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35
Norwalk, CT2.5% cap rate
$480K median$2,050/mo rent1.58% tax0.2% growth
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36
Stamford, CT2.5% cap rate
$520K median$2,200/mo rent1.55% tax0.3% growth
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37
Portland, OR2.5% cap rate
$480K median$1,780/mo rent0.93% tax0.4% growth
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38
Concord, NH2.5% cap rate
$340K median$1,520/mo rent1.84% tax0.3% growth
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39
Missoula, MT2.5% cap rate
$450K median$1,580/mo rent0.78% tax1.2% growth
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40
Austin, TX2.5% cap rate
$425K median$1,850/mo rent1.68% tax2.8% growth
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41
Oceanside, CA2.4% cap rate
$680K median$2,350/mo rent0.74% tax0.8% growth
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42
Yonkers, NY2.4% cap rate
$480K median$2,050/mo rent1.65% tax0.2% growth
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43
Manchester, NH2.4% cap rate
$380K median$1,680/mo rent1.86% tax0.5% growth
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44
Burlington, VT2.4% cap rate
$420K median$1,750/mo rent1.59% tax0.3% growth
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45
Nashua, NH2.4% cap rate
$395K median$1,720/mo rent1.82% tax0.6% growth
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46
Madison, WI2.4% cap rate
$360K median$1,580/mo rent1.85% tax1.2% growth
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47
Bellingham, WA2.4% cap rate
$520K median$1,850/mo rent0.92% tax1% growth
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48
Paterson, NJ2.3% cap rate
$345K median$1,620/mo rent2.18% tax0.2% growth
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49
Naperville, IL2.3% cap rate
$440K median$1,950/mo rent2% tax0.5% growth
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50
Jersey City, NJ2.3% cap rate
$520K median$2,350/mo rent2.08% tax0.8% growth
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51
Newark, NJ2.3% cap rate
$360K median$1,680/mo rent2.21% tax0.4% growth
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52
Elizabeth, NJ2.2% cap rate
$380K median$1,720/mo rent2.15% tax0.3% growth
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53
Bend, OR2.2% cap rate
$580K median$1,950/mo rent0.9% tax2.5% growth
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54
Bozeman, MT2.1% cap rate
$580K median$1,850/mo rent0.76% tax3.5% growth
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55
Clifton, NJ2.1% cap rate
$420K median$1,850/mo rent2.12% tax0.2% growth
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56
Frisco, TX2.0% cap rate
$520K median$2,100/mo rent1.8% tax4.2% growth
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57
Seattle, WA1.9% cap rate
$750K median$2,400/mo rent0.92% tax0.8% growth
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The CapRateCity Report
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