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The best U.S. markets for cash flow, long-term growth, landlords, and riding out a recession. Click any market for its numbers.

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The best markets for cash flow

Strong cap rates in markets with the people and jobs to keep rents paid. Oil, gas, mining and farm towns are excluded: their rents follow a commodity price.

  1. Slidell-Mandeville-Covington, LA 5.2% cap rate
  2. Columbia, SC 5.1% cap rate
  3. Lubbock, TX 4.7% cap rate
  4. Little Rock-North Little Rock-Conway, AR 4.6% cap rate
  5. College Station-Bryan, TX 4.5% cap rate
  6. Huntsville, AL 4.4% cap rate
  7. Savannah, GA 4.3% cap rate
  8. Tulsa, OK 4.3% cap rate

The best markets for long term growth

Markets where people are arriving faster than homes are being built, so prices keep rising.

  1. Nashville-Davidson--Murfreesboro--Franklin, TN 4.6%/yr appreciation
  2. Charleston-North Charleston, SC 4.8%/yr appreciation
  3. Boise City, ID 5.0%/yr appreciation
  4. Austin-Round Rock-San Marcos, TX 4.4%/yr appreciation
  5. Provo-Orem-Lehi, UT 4.6%/yr appreciation
  6. Fort Collins-Loveland, CO 4.4%/yr appreciation
  7. Tampa-St. Petersburg-Clearwater, FL 4.8%/yr appreciation
  8. Charlotte-Concord-Gastonia, NC-SC 4.2%/yr appreciation

Landlord's markets

Markets with lots of renters and rents projected to keep rising.

  1. Fayetteville-Springdale-Rogers, AR 3.5%/yr rent growth
  2. Clarksville, TN-KY 3.4%/yr rent growth
  3. Fargo, ND-MN 3.0%/yr rent growth
  4. Kansas City, MO-KS 3.2%/yr rent growth
  5. Springfield, MO 3.0%/yr rent growth
  6. Chattanooga, TN-GA 3.7%/yr rent growth
  7. Tulsa, OK 3.1%/yr rent growth
  8. Harrisburg-Carlisle, PA 3.2%/yr rent growth

Recession resistant markets

Markets with diversified economies and low unemployment, the kind that hold up in a downturn.

  1. Madison, WI 2.6% cap rate
  2. Fort Collins-Loveland, CO 3.1% cap rate
  3. Lincoln, NE 3.1% cap rate
  4. Albany-Schenectady-Troy, NY 2.9% cap rate
  5. Raleigh-Cary, NC 3.2% cap rate
  6. Charleston-North Charleston, SC 3.9% cap rate
  7. Columbus, OH 3.4% cap rate
  8. Salt Lake City-Murray, UT 2.9% cap rate

Markets turning a corner

Population and jobs are picking up here, and prices have not caught up yet.

  1. Oklahoma City, OK 3.2%/yr appreciation
  2. Columbia, SC 3.2%/yr appreciation
  3. Lubbock, TX 2.8%/yr appreciation
  4. Augusta-Richmond County, GA-SC 3.3%/yr appreciation
  5. Little Rock-North Little Rock-Conway, AR 2.7%/yr appreciation
  6. Chattanooga, TN-GA 4.1%/yr appreciation
  7. Tulsa, OK 3.2%/yr appreciation
  8. Fort Wayne, IN 3.8%/yr appreciation

Sources: Rescover analysis of public listings, Rescover forward growth model, U.S. Census Bureau, Bureau of Labor Statistics, and the FHFA House Price Index®, updated September 10, 2026. Browse every market A to Z →