Updated 2026 · Based on median market data for McKinney, TX
McKinney sits in the South with a population of 210,000 growing rapidly at 3.5% annually. The median home costs $410,000 while rents average $1,850/mo, producing an estimated cap rate of 2.57%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
McKinney is primarily an appreciation play. With home values growing 3.2% annually, equity gains may outpace cash flow. Best suited for investors with longer time horizons who can afford to break even or accept minimal cash flow while building equity. Consider house hacking or value-add strategies to improve returns.
Target properties priced 15-25% below the $410,000 median — around $328,000 or less. At this price point with $1,850/mo rents, your cap rate improves to roughly 3.9%. Factor in 1.78% property taxes ($7,298/yr), budget 5% of gross rent for maintenance, and underwrite to a 4.8% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $2,889.
Property taxes at 1.78% are notably high — this is a significant drag on NOI that some investors underestimate. Higher price points mean more capital at risk and tighter cash flow margins — ensure you have adequate reserves. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific McKinney property using our cap rate calculator (pre-filled with McKinney data). Compare McKinney against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.