Cities with SFH under 150K

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Cities with SFH under 150K

Yoni Meth
Member since 2023 · 19 posts · 26 votes

Hey All,
I’m currently investing in Columbus, OH, and generally happy with the market, but I’m looking to expand into another area where single-family home prices are more in the $100–$150K range.

My criteria:

  • Strong cash-flow potential (ideally close to the 1% rule).

  • Reasonable appreciation upside.

  • Population growth and a diverse job market.

  • Normal/Reasonable property tax rates (nothing extremely high that kills cash flow)

  • Neighborhoods with acceptable crime levels, preferably C and above, avoiding high-risk “D” areas

If anyone has experience in markets that fit this profile, or recommendations for cities/markets worth exploring, I’d appreciate your insights.

Thanks!

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Joseph TadresPro Member
Real Estate Agent · Columbus, OH · Member since 2025 · 184 posts · 179 votes
10mo

Hey Yoni! 

The type of deals you are looking for are mostly in Cleveland and Dayton. Some single-family houses in Columbus might be able to meet your criteria but it will be uncommon. I have rentals in Columbus and Dayton. Look forward to chatting.  

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  • Caleb Brown
    Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
    10mo

    That is doable here. Typically between 130-180K is the sweet spot for the area/rent

    0Reply
  • Min ZhangBusiness Member
    Real Estate Agent · Member since 2022 · 1k+ posts · 1k+ votes
    10mo

    Nice post, Yoni! Once you get comfortable in a market, it's normal to want a second one with that $100–$150K SFR price point and decent rent to value. A few midwest markets I've been watching seem to match what you're looking for in terms of cash flow, population stability, and reasonable property taxes. They also have pockets that stay in the C-range without drifting into the high risk areas.

    What’s been helping me is narrowing it down to places with diverse employers and steady rental demand first, then zooming in on neighborhoods that actually hit the numbers. Every market has those “looks great on paper but rough in person” zones, so doing that extra layer of filtering is huge.

    Are you leaning more toward cash flow first and appreciation second, or trying to split the difference like Columbus?

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  • Jeff Roth
    Real Estate Consultant · Ann Arbor, MI · Member since 2022 · 468 posts · 258 votes
    10mo

    Hi Yoni-

    Great Question! You asked where can you invest in single-family houses between $100K-$150K with strong cashflow, reasonable appreciation, population growth and diverse job market, reasonable property tax rates, and decent neighborhoods.

    While you certainly can buy single-family houses in Lansing, Michigan all day long for that price range and under, you can also buy 2 bed unit duplexes for plus or minus $140K. Encourage you to consider stacking duplexes as you should always have a rent check coming in.

    Lansing, MI is the State capital. Because of that, there is a lot of economic development which drives jobs, housing demand, rent growth, and appreciation. Additionally, the cost of living is less in mid-Michigan so your cost to maintain your property is less. Additionally, our Lansing area property manager partner does not charge to place or renew tenants as most do and charges 8% of gross rents with two units or more.

    To Your Success!

    0Reply
  • Alfath AhmedBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
    10mo
    Quote from @Yoni Meth:

    Hey All,
    I’m currently investing in Columbus, OH, and generally happy with the market, but I’m looking to expand into another area where single-family home prices are more in the $100–$150K range.

    My criteria:

    • Strong cash-flow potential (ideally close to the 1% rule).

    • Reasonable appreciation upside.

    • Population growth and a diverse job market.

    • Normal/Reasonable property tax rates (nothing extremely high that kills cash flow)

    • Neighborhoods with acceptable crime levels, preferably C and above, avoiding high-risk “D” areas

    If anyone has experience in markets that fit this profile, or recommendations for cities/markets worth exploring, I’d appreciate your insights.

    Thanks!


     I own 28 rental units in columbus and dayton. You are better off buying in Cleveland or dayton for cashflow deals where you can get 1.2-1.5% rules. 

    I can connect you with the right teams of people - property managers, contractors, and deal flow.

    [email protected]614-802-5698
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  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    10mo

    What property Class are you looking for.

    In Metro Detroit could be Class C or B.

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  • Jimmy LieuBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
    10mo
    Quote from @Yoni Meth:

    Hey All,
    I’m currently investing in Columbus, OH, and generally happy with the market, but I’m looking to expand into another area where single-family home prices are more in the $100–$150K range.

    My criteria:

    • Strong cash-flow potential (ideally close to the 1% rule).

    • Reasonable appreciation upside.

    • Population growth and a diverse job market.

    • Normal/Reasonable property tax rates (nothing extremely high that kills cash flow)

    • Neighborhoods with acceptable crime levels, preferably C and above, avoiding high-risk “D” areas

    If anyone has experience in markets that fit this profile, or recommendations for cities/markets worth exploring, I’d appreciate your insights.

    Thanks!

    Hey Yoni, sounds like you’ve already got a solid foundation investing in Columbus, and I totally get wanting to add another market with that $100–150K price point. Before jumping somewhere new, I’ll just say that Columbus still hits almost everything you listed—strong rental demand, population and job growth, big companies moving in (Intel, Amazon, Google, Honda, Microsoft, Facebook, LG, Anduril), and plenty of areas where you can still find deals hitting close to the 1% rule with manageable taxes and C-class neighborhoods that perform well. I moved here from Portland back in 2020 and now own 10+ rentals, so I’m a little biased, but the macro here is honestly still on fire and offers really good appreciation upside while staying affordable. Even investors who start looking elsewhere often circle right back to Columbus because it checks the boxes you outlined better than most metros in the Midwest or Southeast. Happy to connect and answer any questions you have!

    [email protected]614-300-7535
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  • Nadeem Alamgir
    Real Estate Agent · Member since 2023 · 831 posts · 577 votes
    10mo

    @Yoni Meth

    You can find strong cash flow single family deals in that price range in B/C class areas in Cleveland. Private and section 9. I would say the sweet spot will be 120k-140k. Anything lower will come with more repair items during the inspection. 

    Zip codes - 44109, 44102, 44111, 44125, 44135, 44137 

    0Reply
  • Delbert Standifer
    Rental Property Investor · Carson, CA · Member since 2019 · 185 posts · 74 votes
    10mo

    @Yoni Meth

    I have 5 properties in Jackson Ms.

    0Reply
  • Joseph TadresPro Member
    Real Estate Agent · Columbus, OH · Member since 2025 · 184 posts · 179 votes
    10mo

    Hey Yoni! 

    The type of deals you are looking for are mostly in Cleveland and Dayton. Some single-family houses in Columbus might be able to meet your criteria but it will be uncommon. I have rentals in Columbus and Dayton. Look forward to chatting.  

    1Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    10mo

    reality is this scenario is available in many metros.. I would work backwards from prop tax's 

    and weather   those issue are often over looked.. Indiana has some nice opps  especially a few of the burbs just outside of INdy proper.. 

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