Springfield, MA Cap Rate: 3.92% — Rental Property Analysis
Springfield is a higher-priced market in the Northeast with a mid-sized city of 155,929. At a 3.92% estimated cap rate, this is a appreciation-focused market where rents of $1,900/mo lag behind home prices. With a median home price of $360,000 and population is roughly stable, Springfield is primarily an appreciation play that requires creative strategies to generate positive cash flow.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Challenging for pure cash flow
Based on $360,000 median price and $1,900/mo median rent
Est. Cap Rate
3.92%
1% Rule
0.53%
Fails
GRM
15.8x
Price / Income
9.0x
Market Data
Median Home Price$360,000
Median Monthly Rent$1,900
Property Tax Rate1.22%
Population155,929
Population Growth0.1% / yr
Median Household Income$40,200
Vacancy Rate6.2%
Annual Appreciation2.4%
2026 Market Update: Springfield
Springfield's 0.5% rent-to-price ratio is well below the 1% rule. At median prices of $360,000, the $1,900/mo rent produces only $1,176/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($72K at 7%) would result in approximately $-739/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
Property taxes consume 19% of gross rent here — one of the highest ratios in our dataset. This significantly compresses margins and makes Springfield a market where tax-conscious underwriting is essential. Every deal should be stress-tested with potential assessment increases.
Cap Rate Calculator — Springfield
Pre-filled with Springfield medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
1.22% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
3.18%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$11,450
net operating income
Gross Rent Multiplier
15.8x
High (>15)
1% Rule
0.53%
✗ Fails
Monthly Cash Flow
$954
before debt service
Annual Breakdown
Gross Rental Income$22,800
Less Vacancy−$1,414
Effective Income$21,386
Less Operating Expenses−$9,936
Net Operating Income$11,450
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Factor in financing to see your actual return on invested capital in Springfield.
$
$90,000
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-7.84%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$100,800
$90,000 down + $10,800 closing
Monthly Mortgage
$1,760
on $270K loan
Monthly Cash Flow
$-658
after all expenses
Annual Cash Flow
$-7,898
before taxes
Cash Flow Breakdown
Monthly Rent$1,900
Less Expenses−$798
Less Mortgage−$1,760
Monthly Cash Flow$-658
Is Springfield a Good Place to Invest in Rental Property?
Springfield, MA has a population of 155,929 and has been growing at 0.1% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $360,000 paired with median rents of $1,900/mo produces an estimated cap rate of 3.92%.
Property taxes at 1.22% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 6.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 9.0x, homes cost about 9.0 times the local median income of $40,200. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 2.4% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Springfield is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.
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