NOI — net operating income — is what's left after subtracting vacancy, taxes, insurance, and maintenance from gross rent. It's the truest measure of a property's income potential before financing. These cities produce the highest estimated NOI at median prices.
These 25 cities represent the top-performing markets based on cap rate. Kapaa, HI leads the ranking with 3.0% cap rate at a $1.0M median price. Even Riverside, CA at #25 shows 3.3% — still a competitive market.
Across this ranking, the average cap rate is 3.03% (vs 3.81% nationally), average prices are $818K (vs $333K nationally), and average rents are $3,026/mo.
Geographic distribution: the West (15 cities), the South (6 cities), the Northeast (4 cities). The West dominates this ranking — investors in other regions may need to look at out-of-state investing.
These 25 markets represent the strongest cash flow opportunities in our database of 775+ cities. High cap rate markets typically feature lower home prices (avg $818K here vs $333K nationally), which means lower barriers to entry — but they often come with slower appreciation and may require more active management. The sweet spot is cities that combine strong cap rates with positive population growth, suggesting sustained tenant demand.
Next steps: Click any city above to see its full analysis page with interactive cap rate and cash-on-cash calculators pre-filled with local data. Compare your top picks head-to-head using our city comparison tool, or explore the interactive cap rate map to visualize these markets geographically.
For a comprehensive market selection framework, read our guide on how to analyze a rental property in 15 minutes or what makes a good cap rate.