#1
Huntsville, AL
70
Expansion
Rent Growth ?4%
Job Growth ?1.5%
Population ?+2%
Vacancy ?5.3%
Landlord ?5/5
Balanced growth with strong fundamentals. Best entry window for most investors.
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Where Should I Invest?
The market you buy in matters more than the property you buy. A bad property in a great market beats a great property in a bad one every time.
We track 25 investor-friendly metros selected for rental property investors based on four criteria: favorable landlord laws, strong population or job growth trends, entry prices accessible to high-earning professionals deploying $75K-$250K, and sufficient rental demand to support cash-flowing deals. Markets are added when they meet at least three of four criteria and removed when fundamentals deteriorate for two or more consecutive quarters.
How the Score Is Calculated
Each market is scored 0-100 using six weighted fundamentals. Cycle phase carries the most weight because buying in the wrong phase can negate every other advantage.
30%Cycle Phase
20%Rent Growth
20%Job Growth
15%Population
10%Vacancy
5%Landlord Laws
The Real Estate Cycle
Every market moves through four phases. Knowing where a market sits in the cycle is the single most important factor in your entry timing.
1
Recovery
Vacancy declining, rents flat. Early opportunity before the crowd.
Buy value-add properties at discount. Rents will follow job growth.
5 markets tracked
2
Expansion
Vacancy falling, rents rising. Best entry window for most investors.
Strong fundamentals across the board. Best risk-adjusted entry point.
13 markets tracked
3
Hypersupply
New construction outpacing demand. Vacancy starting to rise.
Proceed with conservative underwriting. Avoid speculative plays.
7 markets tracked
4
Recession
Rising vacancy, falling rents. Deep value only with long horizon.
Only for experienced investors with strong reserves.
Expansion Recovery HypersupplyClick a city to select it
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#2
Charlotte, NC
68
Expansion
Rent Growth ?1.7%
Job Growth ?2.7%
Population ?+2.2%
Vacancy ?7%
Landlord ?3/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#3
Indianapolis, IN
62
Expansion
Rent Growth ?5.7%
Job Growth ?0.4%
Population ?+1%
Vacancy ?5.8%
Landlord ?4/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#4
Kansas City, MO
60
Expansion
Rent Growth ?5.4%
Job Growth ?0.3%
Population ?+0.7%
Vacancy ?6.1%
Landlord ?4/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#5
Columbus, OH
58
Expansion
Rent Growth ?3.5%
Job Growth ?0.5%
Population ?+1.2%
Vacancy ?5.9%
Landlord ?3/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#6
Cincinnati, OH
57
Expansion
Rent Growth ?3.5%
Job Growth ?0.4%
Population ?+0.6%
Vacancy ?5.5%
Landlord ?4/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#7
Albuquerque, NM
56
Expansion
Rent Growth ?3.5%
Job Growth ?0.4%
Population ?+0.5%
Vacancy ?5.8%
Landlord ?4/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#8
Oklahoma City, OK
56
Expansion
Rent Growth ?3%
Job Growth ?0.3%
Population ?+0.6%
Vacancy ?6%
Landlord ?5/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#9
Atlanta, GA
55
Expansion
Rent Growth ?1.9%
Job Growth ?0.5%
Population ?+1.4%
Vacancy ?7.2%
Landlord ?4/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#10
Nashville, TN
55
Expansion
Rent Growth ?1.5%
Job Growth ?0.6%
Population ?+1.6%
Vacancy ?7.5%
Landlord ?4/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#11
Memphis, TN
53
Expansion
Rent Growth ?3%
Job Growth ?0.3%
Population ?+0.2%
Vacancy ?7.5%
Landlord ?5/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#12
Louisville, KY
53
Expansion
Rent Growth ?2.5%
Job Growth ?0.3%
Population ?+0.4%
Vacancy ?6%
Landlord ?4/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#13
Cleveland, OH
51
Recovery
Rent Growth ?6.3%
Job Growth ?0.2%
Population ?-0.3%
Vacancy ?5.2%
Landlord ?5/5
Early recovery. Selective upside if execution is disciplined.
#14
Richmond, VA
49
Expansion
Rent Growth ?-0.5%
Job Growth ?0.4%
Population ?+0.9%
Vacancy ?6.5%
Landlord ?3/5
Mixed profile. Prioritize market-specific diligence before deploying capital.
#15
St. Louis, MO
47
Recovery
Rent Growth ?5.2%
Job Growth ?0.2%
Population ?-0.2%
Vacancy ?5.8%
Landlord ?4/5
Early recovery. Selective upside if execution is disciplined.
#16
Birmingham, AL
46
Recovery
Rent Growth ?3.5%
Job Growth ?0.3%
Population ?+0.1%
Vacancy ?6.5%
Landlord ?5/5
Early recovery. Selective upside if execution is disciplined.
#17
Detroit, MI
45
Recovery
Rent Growth ?4%
Job Growth ?0.3%
Population ?-0.4%
Vacancy ?5.5%
Landlord ?4/5
Early recovery. Selective upside if execution is disciplined.
#18
Pittsburgh, PA
43
Recovery
Rent Growth ?3.5%
Job Growth ?0.2%
Population ?-0.3%
Vacancy ?5.2%
Landlord ?3/5
Early recovery. Selective upside if execution is disciplined.
#19
Tampa, FL
38
Hypersupply
Rent Growth ?-3%
Job Growth ?1.8%
Population ?+1.4%
Vacancy ?8.8%
Landlord ?4/5
Supply outpacing demand. Favor cash flow over appreciation bets.
#20
San Antonio, TX
37
Hypersupply
Rent Growth ?-2%
Job Growth ?1.8%
Population ?+1.5%
Vacancy ?9.5%
Landlord ?4/5
Supply outpacing demand. Favor cash flow over appreciation bets.
#21
Raleigh, NC
36
Hypersupply
Rent Growth ?0.5%
Job Growth ?0.8%
Population ?+2.1%
Vacancy ?7.8%
Landlord ?3/5
Supply outpacing demand. Favor cash flow over appreciation bets.
#22
Jacksonville, FL
35
Hypersupply
Rent Growth ?-1.5%
Job Growth ?0.6%
Population ?+1.8%
Vacancy ?8.5%
Landlord ?5/5
Supply outpacing demand. Favor cash flow over appreciation bets.
#23
Houston, TX
32
Hypersupply
Rent Growth ?-1.2%
Job Growth ?0.5%
Population ?+1.4%
Vacancy ?8%
Landlord ?4/5
Supply outpacing demand. Favor cash flow over appreciation bets.
#24
Phoenix, AZ
32
Hypersupply
Rent Growth ?-3.7%
Job Growth ?0.5%
Population ?+1.6%
Vacancy ?9.2%
Landlord ?4/5
Supply outpacing demand. Favor cash flow over appreciation bets.
#25
Dallas, TX
31
Hypersupply
Rent Growth ?-0.6%
Job Growth ?0.4%
Population ?+1.8%
Vacancy ?10.2%
Landlord ?4/5
Supply outpacing demand. Favor cash flow over appreciation bets.
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