Find the market that fits your money
Investor Market Finder
Tell it what you can spend and what you want to collect, and it underwrites a house in all 57 North Texas markets at once - from the Collin County suburbs to the Fort Worth side and the outlying yield markets. In a city cheaper than your budget it models a normal mid-market house there, not the most expensive one your money could buy, and tells you what stays in your pocket. It will also tell you when the combination you want doesn't exist anywhere.
What you're looking for
The all-in price you'd pay for one house
What you want it to collect each month
Shifts the weighting between today's income and tomorrow's value. It never changes the underwriting - only what the ranking rewards.
Financing
Percent of purchase price
Operating assumptions
% of rent
% of rent
% of rent
Property tax and insurance aren't here because they aren't yours to set: tax is each city's own effective rate, and insurance is priced at the DFW hail-market rate off your budget.
26 cities hit your rent - none cash-flow at this financing
At 25% down and 7.3%, Mesquite is the strongest and still runs $839/mo negative. It turns positive at about 64% down ($200k in), or on a basis nearer $386k if you can buy under market. The shortest path to positive is Balch Springs: breakeven at about 61% down on a $267k house.
Ranked 53 markets
- 1
MesquiteDallas Co.
East-Dallas value stalwart: deep sub-$300k inventory close to the core.
69
Score / 100
Modeled rent
$2,166/mo
Cap rate
2.93%
Cash flow
-$839/mo
Modeled price
$311,171 capped
- Underwritten at $311k, not your full $400k - that's a normal house for Mesquite (the 70th percentile). Spending the whole budget here buys the most expensive house on the block and the worst rent-per-dollar in town; the $89k difference stays yours.
- Your $2,400/mo target is about 10% above what $311k rents for here - that rent needs roughly a $386k house.
- Negative at 25% down. Breaks even at $3,300/mo rent, or at about 64% down ($200k in).
- DSCR 0.48 - below the 1.20 most DSCR lenders fund.
- 2
LancasterDallas Co.
One of southern Dallas County's lowest entry prices, near the I-20 logistics corridor.
68
Score / 100
Modeled rent
$2,220/mo
Cap rate
2.83%
Cash flow
-$899/mo
Modeled price
$323,471 capped
- Underwritten at $323k, not your full $400k - that's a normal house for Lancaster (the 70th percentile). Spending the whole budget here buys the most expensive house on the block and the worst rent-per-dollar in town; the $77k difference stays yours.
- Negative at 25% down. Breaks even at $3,436/mo rent, or at about 66% down ($212k in).
- DSCR 0.46 - below the 1.20 most DSCR lenders fund.
- 3
DuncanvilleDallas Co.
Established southwest Dallas County suburb with steady rental demand.
68
Score / 100
Modeled rent
$2,199/mo
Cap rate
2.75%
Cash flow
-$944/mo
Modeled price
$331,395 capped
- Underwritten at $331k, not your full $400k - that's a normal house for Duncanville (the 70th percentile). Spending the whole budget here buys the most expensive house on the block and the worst rent-per-dollar in town; the $69k difference stays yours.
- Your $2,400/mo target is about 8% above what $331k rents for here - that rent needs roughly a $398k house.
- Negative at 25% down. Breaks even at $3,475/mo rent, or at about 67% down ($221k in).
- DSCR 0.45 - below the 1.20 most DSCR lenders fund.
- 4
Grand PrairieDallas Co.
Central metroplex location with mid-cities pricing; rents still rising in 2026.
65
Score / 100
Modeled rent
$2,491/mo
Cap rate
2.67%
Cash flow
-$1,105/mo
Modeled price
$379,295 capped
- Underwritten at $379k, not your full $400k - that's a normal house for Grand Prairie (the 70th percentile). Spending the whole budget here buys the most expensive house on the block and the worst rent-per-dollar in town; the $21k difference stays yours.
- Negative at 25% down. Breaks even at $3,985/mo rent, or at about 67% down ($256k in).
- DSCR 0.43 - below the 1.20 most DSCR lenders fund.
- 5
The ColonyDenton Co.
Lakeside Denton County suburb next to Grandscape and the Frisco job corridor.
58
Score / 100
Modeled rent
$2,357/mo
Cap rate
2.40%
Cash flow
-$1,256/mo
Modeled price
$400,000
- Negative at 25% down. Breaks even at $4,054/mo rent, or at about 71% down ($283k in).
- DSCR 0.39 - below the 1.20 most DSCR lenders fund.
- 6
White SettlementTarrant Co.
Affordable established homes minutes from Lockheed Martin and NAS JRB Fort Worth.
58
Score / 100
Modeled rent
$1,831/mo
Cap rate
2.97%
Cash flow
-$697/mo
Modeled price
$261,615 capped
- Underwritten at $262k, not your full $400k - that's a normal house for White Settlement (the 70th percentile). Spending the whole budget here buys the most expensive house on the block and the worst rent-per-dollar in town; the $138k difference stays yours.
- Your $2,400/mo target is about 24% above what $262k rents for here - that rent needs roughly a $462k house.
- Negative at 25% down. Breaks even at $2,772/mo rent, or at about 64% down ($167k in).
- DSCR 0.48 - below the 1.20 most DSCR lenders fund.
- 7
SeagovilleDallas Co.
Southeast Dallas County small town, low basis inside the county line.
58
Score / 100
Modeled rent
$2,015/mo
Cap rate
2.39%
Cash flow
-$1,018/mo
Modeled price
$323,116 capped
- Underwritten at $323k, not your full $400k - that's a normal house for Seagoville (the 70th percentile). Spending the whole budget here buys the most expensive house on the block and the worst rent-per-dollar in town; the $77k difference stays yours.
- Your $2,400/mo target is about 16% above what $323k rents for here - that rent needs roughly a $467k house.
- Negative at 25% down. Breaks even at $3,391/mo rent, or at about 71% down ($229k in).
- DSCR 0.39 - below the 1.20 most DSCR lenders fund.
- 8
Balch SpringsDallas Co.
One of the cheapest entries in Dallas County; thin listings, strong yield math.
57
Score / 100
Modeled rent
$1,977/mo
Cap rate
3.24%
Cash flow
-$652/mo
Modeled price
$266,819 capped
- Underwritten at $267k, not your full $400k - that's a normal house for Balch Springs (the 70th percentile). Spending the whole budget here buys the most expensive house on the block and the worst rent-per-dollar in town; the $133k difference stays yours.
- Your $2,400/mo target is about 18% above what $267k rents for here - that rent needs roughly a $401k house.
- Negative at 25% down. Breaks even at $2,857/mo rent, or at about 61% down ($162k in).
- DSCR 0.53 - below the 1.20 most DSCR lenders fund.
- 9
EulessTarrant Co.
Mid-cities location minutes from DFW Airport, deep mid-market rental stock.
57
Score / 100
Modeled rent
$2,503/mo
Cap rate
2.69%
Cash flow
-$1,161/mo
Modeled price
$400,000
- Negative at 25% down. Breaks even at $4,072/mo rent, or at about 67% down ($269k in).
- DSCR 0.44 - below the 1.20 most DSCR lenders fund.
- 10
GrapevineTarrant Co.
Lake, historic Main Street, DFW Airport jobs - and the lowest tax stack in the set.
57
Score / 100
Modeled rent
$2,317/mo
Cap rate
2.67%
Cash flow
-$1,165/mo
Modeled price
$400,000
- Negative at 25% down. Breaks even at $3,892/mo rent, or at about 67% down ($270k in).
- DSCR 0.43 - below the 1.20 most DSCR lenders fund.
- 11
PlanoCollin Co.
Master-planned convenience, PISD, and Legacy West nightlife.
55
Score / 100
Modeled rent
$2,455/mo
Cap rate
2.84%
Cash flow
-$1,110/mo
Modeled price
$400,000
- Negative at 25% down. Breaks even at $3,955/mo rent, or at about 65% down ($262k in).
- DSCR 0.46 - below the 1.20 most DSCR lenders fund.
- Prices off 5.1% year over year - new-build supply is still clearing here.
- 12
GarlandDallas Co.
Affordable established neighborhoods, lake access, central DFW.
55
Score / 100
Modeled rent
$2,112/mo
Cap rate
2.15%
Cash flow
-$1,155/mo
Modeled price
$344,760 capped
- Underwritten at $345k, not your full $400k - that's a normal house for Garland (the 70th percentile). Spending the whole budget here buys the most expensive house on the block and the worst rent-per-dollar in town; the $55k difference stays yours.
- Your $2,400/mo target is about 12% above what $345k rents for here - that rent needs roughly a $451k house.
- Negative at 25% down. Breaks even at $3,673/mo rent, or at about 74% down ($255k in).
- DSCR 0.35 - below the 1.20 most DSCR lenders fund.
4 marketsset aside - your budget doesn't reach the local price range
These score below 5/10 on market fit: at this budget almost nothing is listed there. They're shown rather than hidden, but they sit below every market that fits.
- –
FriscoCollin Co.
Newer construction, Frisco ISD, sports/entertainment hub at The Star.
45
Score / 100
Modeled rent
$2,449/mo
Cap rate
2.86%
Cash flow
-$1,104/mo
Modeled price
$400,000
- Negative at 25% down. Breaks even at $3,942/mo rent, or at about 65% down ($261k in).
- DSCR 0.46 - below the 1.20 most DSCR lenders fund.
- –
SouthlakeTarrant Co.
Luxury northeast Tarrant market; the priciest city modeled here.
39
Score / 100
Modeled rent
$2,355/mo
Cap rate
2.64%
Cash flow
-$1,177/mo
Modeled price
$400,000
- Very thin at this budget - an estimated 0% of Southlake houses list at or below $400k.
- Negative at 25% down. Breaks even at $3,946/mo rent, or at about 68% down ($272k in).
- DSCR 0.43 - below the 1.20 most DSCR lenders fund.
- –
ProsperCollin Co.
Larger lots, premium new builds north of Frisco.
39
Score / 100
Modeled rent
$2,406/mo
Cap rate
2.49%
Cash flow
-$1,226/mo
Modeled price
$400,000
- Very thin at this budget - an estimated 2% of Prosper houses list at or below $400k.
- Negative at 25% down. Breaks even at $4,063/mo rent, or at about 70% down ($279k in).
- DSCR 0.40 - below the 1.20 most DSCR lenders fund.
- Prices off 6.0% year over year - new-build supply is still clearing here.
- –
KellerTarrant Co.
Larger-lot northeast Tarrant suburb at a premium price point.
36
Score / 100
Modeled rent
$1,926/mo
Cap rate
1.53%
Cash flow
-$1,545/mo
Modeled price
$400,000
- Your $2,400/mo target is about 20% above what $400k rents for here - that rent needs roughly a $635k house.
- Negative at 25% down. Breaks even at $4,014/mo rent, or at about 81% down ($325k in).
- DSCR 0.25 - below the 1.20 most DSCR lenders fund.
How this ranking is calculated
Every city is underwritten with the same money - your budget, your financing, your reserves - and the only things that change between them are the numbers the market sets: what a house there costs, what it rents for, what it is taxed at, what prices have done, and what rents have done.
- Your budget is a ceiling, not a quota. In a city cheaper than your budget the model buys the 70th-percentile house - a normal house for its street - and reports the rest of your money as leftover, instead of forcing you into the most expensive house in town and calling the result a bad market.
- Rent is modeled, not assumed. A city's median rent and median price anchor a curve fitted across all 57 markets (rent rises about 0.48% for every 1% of price), so a $350k house in Frisco is not priced at Frisco's median rent.
- The underwrite is the same code the Rental Property Analyzer runs, so a deal you find here will produce the identical cap rate when you open it there.
- Property tax is scored once. It is already the largest expense in the NOI, so it is not also given its own factor - that would penalize high-tax cities twice.
- Scores are absolute, not relative. A city is measured against fixed bands (a 4% fully-reserved cap rate is a 10 everywhere), so a weak field cannot promote a weak market to the top of the page.
- Buying too far up a cheap market is prevented, not rewarded. The most expensive house on the block rents worst relative to what it cost, so the model simply refuses to model that purchase - it caps the spend and hands the difference back.
- Nothing in this model reads schools, demographics, or any neighborhood-composition signal. It scores the investment, not the people who live there.
The five factors
Yield - 23% at your current strategy
Unlevered cap rate at the modeled market rent. Banded 1% → 0 and 4% → 10. That looks low against quoted 'market cap rates' because this NOI is net of full reserves (vacancy, maintenance, management, capex ≈ 26% of rent) on top of Texas taxes - it runs about 1.5 points below a broker's cap rate for the same house, and a 4% here is genuinely excellent.
Cash flow - 24% at your current strategy
Monthly cash flow after debt service and reserves, at your financing. Banded −$1,200 → 0 and +$1,200 → 10, so breaking even scores a 5.
Appreciation - 19% at your current strategy
The city's 10-year price CAGR (70%) blended with its current year-over-year move (30%), so a decade of growth is not read without the market it is standing in today.
Rent growth - 16% at your current strategy
Year-over-year single-family rent growth. Banded −3% → 0 and +3% → 10, so flat rents score a 5 - in mid-2026's supply glut several markets are genuinely negative, and a band that started at zero couldn't tell a soft market from a collapsing one. Scored apart from yield because today's cap rate says nothing about next year's.
Market fit - 18% at your current strategy
Where the modeled purchase lands in the city's price distribution, from a lognormal price model. Scores highest across the 20th-70th percentile - deep inventory, and a house that is normal for its street - and falls toward 0 as inventory below your budget thins out. Above the 70th percentile the engine stops spending instead of scoring you down.
These are 2026 city-level estimates for screening, not an appraisal or an offer. Two of the inputs are modeled rather than measured, and it is worth knowing which: the rent at a given price comes from a curve fitted across the markets, and the spread of prices within each city is an assumed dispersion rather than an observed one, which is what sets both the spend cap and where your budget sits in the range. Rents, tax rates and inventory also vary street by street; confirm with live comps, the actual tax bill, and the HOA's lease rules before you write anything. Data vintage: July 2026.
Note:
A modeled rent is a screening number, not a comp. It comes from each city's median rent and median price, moved along a curve fitted across all 57markets - so it is at its most reliable near a city's median and least reliable at the extremes of its price range. Before you write an offer, Mali pulls the actual lease comps for that street, checks the HOA's lease caps and minimum-term rules, and confirms the real tax bill, which is where a deal that pencils on paper usually either firms up or falls apart.
Frequently asked
How does the tool know what my budget rents for in each city?
It models it. Each city is anchored on its own median single-family value and median rent, and the tool moves along a rent-to-price curve fitted across all 57 DFW markets - a log-log regression giving roughly a 0.48% rent increase for every 1% of price (R² = 0.81). That sub-linear exponent is the important part: a $600K house does not rent for twice what a $300K house rents for, because price buys land, schools, and an option on appreciation while rent only buys shelter. At a city's median the model reproduces its observed rent exactly; the further your budget sits from that median, the more it is an estimate to verify against live lease comps.
Why does it sometimes tell me no city works?
Because that is frequently the true answer, and a tool that hides it is worse than useless. A $300K budget with a $2,800 rent target does not exist in North Texas single-family, and most budgets do not cash-flow at 25% down in the current rate environment after 2%+ Texas property taxes and honest reserves. When that happens the tool says so and shows the three real ways out: more down payment (it solves for the exact percentage that breaks even), a lower basis (it solves for the price your target rent implies), or an explicit appreciation-first thesis.
What happens when my budget is bigger than a city needs?
The tool refuses to spend it there. If $550K would put you at the 97th percentile of a city's price range, you would be buying the most expensive house on the block - over-improved for its neighborhood, the thinnest resale pool, and needing the one tenant in town willing to pay top-of-market rent at an address that isn't top-of-market. So the model caps the modeled purchase at the city's 70th-percentile house - a normal house for its street - underwrites that, and reports the rest of your budget as money that stays in your pocket (or goes toward a second door). Cities your budget can't reach at all still score low on market fit and are set aside below the markets that fit - shown, never hidden.
What does the strategy slider actually change?
Only the weighting of the ranking, never the underwriting. At the cash-flow end, yield and monthly cash flow carry 62% of the score; at the appreciation end, price growth and rent growth carry 68%. Market fit holds a flat 18% throughout, because whether a house at your budget is a normal house for that city has nothing to do with why you want it. Every cap rate and cash-flow figure on the page is identical at both ends of the slider.
Does this rank neighborhoods by schools or demographics?
No, and deliberately so. Every factor is financial: what the property earns, what it costs to carry, what prices and rents have done, and whether you can buy in. Nothing in the model reads school ratings, demographics, or any neighborhood-composition signal - ranking places for a buyer is exactly where Fair Housing steering happens, and the safest way to not steer is to have no such data in the model at all.
How does this differ from the Rental Property Analyzer?
The analyzer answers 'I found this house - does it pencil?' This answers the inverse: 'I have this much money and want this much rent - where does that exist?' They share the same underwriting code, so a market you rank here produces an identical cap rate when you open it there. Every result has a 'Full underwrite' link that carries the budget, financing, modeled rent, and that city's tax rate straight into the analyzer.
Prefer to reach out directly? Email Mali or call (972) 408-6939.