What Markets Are You Seeing the Most Activity In Right Now?

Question

For those actively investing, which states or cities are showing the most consistent deal flow for you?
I’ve been researching high-activity markets and would love to compare notes with the community.

Kyle Kline · Answer

We've seen high activity in some of the western markets, like Montana, Utah and Hawaii, all of which lead the nation in on-time payment rates from tenants, which is a critical factor in evaluating an investment area. High on-time payments mean smoother cash flow and lower risk!

James Jones · Answer

Melinda, a lot of it depends on your buy box and whether you’re chasing appreciation, cash flow, or light value-add. I invest primarily in workforce and Section 8 rentals, and the most consistent deal flow I’m seeing right now is in Midwest and Mid-South metros where prices haven’t run away from fundamentals.

Markets with real activity right now:

• Memphis, TN – steady inventory, strong rent-to-price ratios, and investor demand hasn’t overheated

• Indianapolis, IN – stable working-class neighborhoods still pencil, but competition is tighter than a year ago

• St. Louis, MO – very ZIP-code-dependent, but plenty of volume for investors who buy block-by-block

• Cleveland/Toledo, OH – older housing stock but high deal flow; you just have to underwrite CapEx correctly

• Birmingham, AL – good balance of price, rent, and inventory turnover

Across all of these, the theme is the same: C-class rentals with strong tenant demand are moving, while A-class or luxury flips are slowing down.

Jimmy Lieu · Answer

Welcome to BP, Melinda! From what I’ve seen and experienced, one of the markets that’s really standing out right now for consistent deal flow is Columbus, Ohio. Deals here are still hitting the 1% rule in the $120K–180K range, which is hard to find in a lot of other metros, and the cash flow is solid from day one. The macro picture is strong too—population growth is fast, job growth is booming, and major companies like Intel, Amazon, Google, Facebook, Honda, Microsoft, and LG are expanding here, which keeps rental demand high and drives appreciation. It’s also very landlord-friendly, which makes managing investments easier, even for out-of-state investors, and there are neighborhoods where both long-term buy-and-hold and BRRRR strategies can work really well. Happy to connect and answer any questions you have!

Zeke Liston · Answer

I’d recommend taking a look at Midwest markets. Columbus, OH, in particular, offers solid opportunities and is worth researching.

Alfath Ahmed · Answer

I'm buying here in Columbus and own 28 units. I see a ton of activity here from out of states investors buying because it is a landlord-friendly state and has a ton of tech activity from large companies.

I helped build a neighborhood map that I can share with you that outlines columbus. Let me know.

Kerlous Tadres · Answer

Hey @Melinda Eilts, from my experience, the most consistent markets are the ones with steady growth, fair landlord laws, and enough inventory where you’re not fighting over every deal. Ohio has been the most reliable for me. Columbus, Cleveland suburbs, and parts of Dayton still offer solid cash flow without heavy competition. I usually tell people to pick a couple of metros they like and dig into the submarkets. The best deals almost always sit in those B or C+ areas just outside the trendy spots.

Bradley Buxton · Answer

@Melinda Eilts

I agree with @Kyle Kline that the Western markets have been active. Reno, NV continues to grow with a diversified economy in manufacturing (Tesla, Panasonic), rare earth mineral mining, Lithium battery manufacturing and recycling, and logistics. It's outpaced growth from LV and continues to have a major housing shortage with limited new building and vacancy under 3%.

Rob Bergeron · Answer

We are still playing ball in Louisville, Kentucky! Yeehaw!

Tim W. · Answer

I agree with the Midwest markets. They're not super sexy, but you can get the CF and appreciation- a combo I'm after.

I focus in on Pittsburgh and Louisville. Also looking at Indiana. I liked the Ohio markets, but found the taxes in cities like Cincy to be really high.

Nadeem Alamgir · Answer

I’ve seen the most consistent deal flow in the Midwest. Markets like Cleveland and Columbus still have solid rent to price ratios, steady demand, and enough inventory for both turnkey and value add plays.

They’re competitive, but deals still pencil if you’re patient and run the numbers conservatively. Curious to hear what other areas people are having success in too.

What Markets Are You Seeing the Most Activity In Right Now?

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