Finding the Best Cities to Invest in Rentals

One of the biggest questions for any real estate investor is not just what to buy, but where to buy. The city you invest in can have just as much impact on your long-term success as the property itself. While some investors focus on their own backyard, others look nationwide for the best opportunities. So, how do you find the right market for your goals?

The answer lies in a data-driven approach. Instead of chasing headlines about “hot” markets, it’s more effective to analyze the fundamental factors that support a healthy rental market. As an engineer, I believe in looking at the underlying systems. Let’s break down the key metrics you should consider when searching for your next investment city.

Key Factors That Define a Strong Rental Market

When evaluating a city for rental property investment, I focus on a handful of core indicators. A city that scores well across these categories is likely to provide a stable environment for long-term growth and consistent returns.

1. Job Market and Economic Diversity

A strong and growing job market is the engine that drives a rental market. Look for cities with:

• Low Unemployment Rate: A rate at or below the national average is a good sign.
• Job Growth: Is the city adding jobs? Look at year-over-year growth trends.
• Diverse Industries: A city that relies on a single industry (e.g., a “company town”) is risky. Look for a healthy mix of industries like healthcare, technology, education, logistics, and government. This provides resilience if one sector faces a downturn.

2. Population Growth

A growing population means a consistent demand for housing. A city that is attracting new residents is a city where you’ll have a larger pool of potential tenants. Check census data and local economic development reports for population trends over the last five to ten years. On a simular note, perhaps the best place for you to live is a good way to find out where others want to live as well – check out my tool to help you find out!

3. The Price-to-Rent Ratio

This is a crucial metric for cash flow investors. The price-to-rent ratio helps you determine if it’s more affordable to buy or rent in a given market. A lower ratio generally indicates that rental income will be higher relative to the property’s purchase price, making it easier to generate positive cash flow. You can calculate this by dividing the median home price by the median annual rent. Ratios below 15 are often considered favorable for investors.

4. Landlord-Tenant Laws and Property Taxes

The legal and tax environment can significantly impact your bottom line. Some states and cities are much more landlord-friendly than others. Research:

• Eviction Laws: How straightforward is the eviction process for non-paying tenants?
• Rent Control: Does the city have rent control policies that limit your ability to raise rents?
• Property Tax Rates: High property taxes can eat into your cash flow. Compare rates between different cities and states. For more on this, my post on slashing your tax bill has some related insights.

For a comprehensive guide on navigating these legal considerations, I recommend The Book on Managing Rental Properties, which covers tenant screening, management systems, and legal compliance in detail.

Strategies for Different Market Types

The BRRRR Strategy in Growing Markets

In markets with strong appreciation potential, the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy can be particularly powerful. This approach allows you to recycle your capital and scale your portfolio faster. The key is finding markets where post-rehab values support refinancing at favorable terms. For a deep dive into this strategy, check out Buy, Rehab, Rent, Refinance, Repeat: The BRRRR Rental Property Investment Strategy Made Simple.

Cash Flow Markets vs. Appreciation Markets

Different cities offer different opportunities. Midwest markets often provide better cash flow with lower entry prices, while coastal markets might offer stronger appreciation but lower monthly cash flow. Your personal investment goals—whether focused on passive income or long-term wealth building—should guide your city selection. The Lifestyle Investor: The 10 Commandments of Cash Flow Investing offers excellent insights on prioritizing cash flow for passive income and financial freedom.

Essential Reading for Rental Property Investors

Success in rental property investing requires continuous learning. Here are my top book recommendations for mastering different aspects of the business:

Putting It All Together: Your Investment Strategy

Once you’ve analyzed these factors, you can start to build a shortlist of cities that align with your strategy. If you’re looking for stability and cash flow, you might focus on Midwest or Southeast markets. If you have a higher risk tolerance and are betting on appreciation, you might look at up-and-coming tech hubs.

Remember, the “best” city for rental property investment depends entirely on your personal goals, risk tolerance, and investment timeline. Some investors build wealth through high-cash-flow properties in stable markets, while others focus on appreciation in growing metros. The key is understanding what you want to achieve and then finding the markets that align with those goals.

Finding the right city is a critical first step. Once you’ve narrowed down your search, you can apply the principles from my Guide to Navigating the Rental Property Market to find the perfect property within that city.

Taking Action: Your Next Steps

Here’s a simple action plan to get started:

1. Define Your Goals: Are you seeking cash flow, appreciation, or a balance of both?
2. Research 3-5 Cities: Use the metrics above to evaluate potential markets.
3. Visit Your Top Choices: Nothing beats boots-on-the-ground research.
4. Build Your Team: Find local real estate agents, property managers, and contractors.
5. Start Small: Your first property is a learning experience—don’t try to hit a home run.

Current Market Opportunities: Cities Meeting Our Criteria (2025 Update)

As we move through 2025, several markets stand out for meeting multiple criteria discussed above. The Southeast continues to dominate for rental property investors, with cities like Raleigh-Durham, North Carolina offering a powerful combination of tech job growth (thanks to Research Triangle Park), population influx, and relatively landlord-friendly laws. The area’s price-to-rent ratios still hover around 16-18, making cash flow achievable, especially in suburbs like Cary and Apex. Similarly, Nashville, Tennessee remains attractive with its diverse economy spanning healthcare, education, and entertainment, plus no state income tax—a bonus for your overall investment returns.

In the Midwest, don’t overlook Columbus, Ohio and Indianapolis, Indiana. Both cities offer price-to-rent ratios often below 15, making them cash flow goldmines. Columbus benefits from Ohio State University providing consistent rental demand, while its growing tech sector (including Intel’s massive new facility) promises long-term appreciation. Indianapolis combines affordable entry prices with a stable economy anchored by healthcare, logistics, and manufacturing. Both cities feature straightforward eviction processes and reasonable property taxes compared to coastal markets.

For investors willing to explore emerging markets, keep an eye on Huntsville, Alabama and Boise, Idaho. Huntsville’s aerospace and defense industry growth has created a surge in high-paying jobs, while maintaining price-to-rent ratios around 14-16. Boise, despite recent price appreciation, still offers opportunities in surrounding areas like Meridian and Nampa, where the tech worker migration from California continues to drive rental demand. Texas markets like San Antonio and Fort Worth also deserve consideration—they’ve avoided the overheating seen in Austin while maintaining steady job growth, no state income tax, and business-friendly environments that attract corporate relocations.