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CapRateCity
Free cap rate calculators for every US market
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25 Highest Cap Rate Cities in America (2026)

Cap rate measures a property's net operating income as a percentage of its purchase price — the higher the cap rate, the more income the property generates relative to what you pay. These 25 cities top our rankings for estimated cap rates based on current median prices, rents, taxes, and vacancy data.

1
Flint, MI7.0% cap rate
$85K median$720/mo rent7.0% cap rate-0.5% growth
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2
Youngstown, OH5.9% cap rate
$95K median$720/mo rent5.9% cap rate-0.5% growth
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3
Charleston, WV5.9% cap rate
$135K median$880/mo rent5.9% cap rate-0.4% growth
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4
Canton, OH5.8% cap rate
$115K median$850/mo rent5.8% cap rate-0.3% growth
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5
Jackson, MS5.8% cap rate
$140K median$920/mo rent5.8% cap rate-0.2% growth
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6
Mobile, AL5.8% cap rate
$155K median$980/mo rent5.8% cap rate0.1% growth
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7
Dothan, AL5.7% cap rate
$165K median$1,020/mo rent5.7% cap rate0.3% growth
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8
Binghamton, NY5.7% cap rate
$115K median$850/mo rent5.7% cap rate-0.3% growth
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9
Montgomery, AL5.7% cap rate
$165K median$1,020/mo rent5.7% cap rate0.2% growth
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10
Reading, PA5.7% cap rate
$145K median$1,020/mo rent5.7% cap rate0.1% growth
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11
Hattiesburg, MS5.6% cap rate
$145K median$920/mo rent5.6% cap rate0.4% growth
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12
Birmingham, AL5.5% cap rate
$185K median$1,120/mo rent5.5% cap rate0.3% growth
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13
South Bend, IN5.4% cap rate
$155K median$980/mo rent5.4% cap rate0.3% growth
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14
Shreveport, LA5.4% cap rate
$155K median$950/mo rent5.4% cap rate-0.3% growth
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15
Gulfport, MS5.4% cap rate
$165K median$1,020/mo rent5.4% cap rate0.5% growth
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16
Scranton, PA5.3% cap rate
$145K median$980/mo rent5.3% cap rate-0.2% growth
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17
Macon, GA5.3% cap rate
$155K median$980/mo rent5.3% cap rate0.2% growth
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18
Evansville, IN5.3% cap rate
$155K median$950/mo rent5.3% cap rate0.2% growth
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19
Fort Smith, AR5.2% cap rate
$155K median$920/mo rent5.2% cap rate0.3% growth
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20
Dayton, OH5.2% cap rate
$140K median$960/mo rent5.2% cap rate-0.1% growth
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21
Tuscaloosa, AL5.2% cap rate
$195K median$1,120/mo rent5.2% cap rate0.8% growth
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22
Jackson, TN5.2% cap rate
$185K median$1,080/mo rent5.2% cap rate0.4% growth
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23
Harrisburg, PA5.2% cap rate
$155K median$1,020/mo rent5.2% cap rate0.1% growth
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24
Columbus, GA5.2% cap rate
$175K median$1,080/mo rent5.2% cap rate0.4% growth
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25
Akron, OH5.2% cap rate
$145K median$980/mo rent5.2% cap rate-0.2% growth
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