All Forum Posts by: J Castro
J Castro has started 1 posts and replied 55 times.
Post: 🏠 September 2025 U.S. Rental Market Update
- Lender
- Posts 61
- Votes 19
Quote from @Matt Thelen:
Leasing slows, DOM creeps up, and smart landlords stay ahead.
1. National Snapshot
Metric | August 2025 | September 2025 | MoM Change |
Average Rent | ~$1,970 | ~$1,940 | ▼ ~1.5 % |
Average DOM | ~51 days | ~53 days | ▲ ~4% |
Summary: National rent averages dipped slightly in September as listings continued to rise post-summer. But the big story is time on market — DOM is up nearly everywhere, and year-over-year leasing speed has slowed in 85% of tracked markets.
2. 📈 Why Some Landlords Are Still Winning
While many homes are taking 60–90 days to lease, some landlords are still seeing fast applications, strong rent, and earning more.
In Denver, I saw landlords lease 59% faster (25 days) than the predominant DOM. What’s the difference? It's not luck. It’s about pricing, presentation, and platform reach.
If you're curious how some owners are consistently ahead — even in this softening market — ask me. I'm happy to share what’s working (and what isn't) across hundreds of listed rentals nationwide.
3. 📍 Full State-by-Market Breakdown (Sept 5, 2025)
Alabama- All – Rent: $1486, MoM Rent: ▼ 0.6 %, DOM: 55, MoM DOM: ▲ 3.8 %, YoY DOM: ▲ 20%
- All – Rent: $2000, MoM Rent: ▲ 2.7 %, DOM: 40, MoM DOM: ▼ 4.8 %, YoY DOM: ▲ 21%
- Phoenix – Rent: $1900, MoM Rent: ▼ 2.1 %, DOM: 52, MoM DOM: ▲ 6.1 %, YoY DOM: ▲ 6%
- All – Rent: $1400, MoM Rent: – 0.0 %, DOM: 50, MoM DOM: ▲ 6.4 %, YoY DOM: ▲ 22%
- Los Angeles – Rent: $2795, MoM Rent: – 0.0 %, DOM: 60, MoM DOM: ▲ 5.3 %, YoY DOM: ▲ 3%
- Oakland – Rent: $2300, MoM Rent: – 0.0 %, DOM: 53, MoM DOM: ▲ 6.0 %, YoY DOM: ▲ 13%
- Sacramento – Rent: $1995, MoM Rent: ▲ 2.3 %, DOM: 40, MoM DOM: ▲ 5.3 %, YoY DOM: ▲ 21%
- San Diego – Rent: $3100, MoM Rent: – 0.0 %, DOM: 54, MoM DOM: ▲ 3.8 %, YoY DOM: ▲ 32%
- San Francisco – Rent: $3650, MoM Rent: ▲ 4.3 %, DOM: 61, MoM DOM: ▲ 1.7 %, YoY DOM: ▲ 27%
- San Jose – Rent: $3200, MoM Rent: ▼ 1.5 %, DOM: 50, MoM DOM: ▲ 16.3 %, YoY DOM: ▲ 52%
- Denver – Rent: $2185, MoM Rent: ▼ 2.9 %, DOM: 44, MoM DOM: ▲ 7.3 %, YoY DOM: ▲ 19%
- New Haven – Rent: $1850, MoM Rent: ▲ 32.6 %, DOM: 65, MoM DOM: ▲ 282.4 %, YoY DOM: ▲ 44%
- DC – Rent: $2500, MoM Rent: – 0.0 %, DOM: 59, MoM DOM: ▲ 9.3 %, YoY DOM: ▲ 11%
- All – Rent: $1995, MoM Rent: ▼ 0.3 %, DOM: 48, MoM DOM: ▲ 4.3 %, YoY DOM: ▲ 30%
- Jacksonville – Rent: $1650, MoM Rent: ▼ 0.4 %, DOM: 53, MoM DOM: ▲ 6.0 %, YoY DOM: ▲ 23%
- Miami – Rent: $3200, MoM Rent: ▼ 1.5 %, DOM: 50, MoM DOM: ▼ 5.7 %, YoY DOM: ▼ 7%
- Orlando – Rent: $2000, MoM Rent: – 0.0 %, DOM: 48, MoM DOM: ▲ 6.7 %, YoY DOM: ▲ 20%
- Tampa – Rent: $2150, MoM Rent: ▼ 2.2 %, DOM: 52, MoM DOM: ▲ 10.6 %, YoY DOM: ▲ 11%
- Atlanta – Rent: $2100, MoM Rent: – 0.0 %, DOM: 73, MoM DOM: ▲ 2.8 %, YoY DOM: ▲ 22%
- All – Rent: $3125, MoM Rent: ▼ 0.3 %, DOM: 103, MoM DOM: ▲ 2.0 %, YoY DOM: ▲ 26%
- All – Rent: $1825, MoM Rent: ▲ 1.9 %, DOM: 37, MoM DOM: ▲ 0.0 %, YoY DOM: ▲ 9%
- Chicago – Rent: $2000, MoM Rent: – 0.0 %, DOM: 47, MoM DOM: ▼ 4.1 %, YoY DOM: ▼ 2%
- Indianapolis – Rent: $1532, MoM Rent: ▲ 2.1 %, DOM: 50, MoM DOM: ▲ 6.4 %, YoY DOM: ▲ 22%
- All – Rent: $1145, MoM Rent: ▼ 0.4 %, DOM: 45, MoM DOM: ▼ 2.2 %, YoY DOM: ▲ 13%
- All – Rent: $1395, MoM Rent: – 0.0 %, DOM: 44, MoM DOM: ▲ 2.3 %, YoY DOM: ▲ 13%
- Louisville – Rent: $1299, MoM Rent: ▲ 1.9 %, DOM: 56, MoM DOM: ▲ 3.7 %, YoY DOM: ▲ 27%
- New Orleans – Rent: $1795, MoM Rent: ▲ 2.6 %, DOM: 61, MoM DOM: ▲ 10.9 %, YoY DOM: ▲ 7%
- All – Rent: $2000, MoM Rent: – 0.0 %, DOM: 52, MoM DOM: ▲ 6.1 %, YoY DOM: ▲ 21%
- Baltimore – Rent: $1650, MoM Rent: – 0.0 %, DOM: 79, MoM DOM: ▲ 8.2 %, YoY DOM: ▲ 41%
- Boston – Rent: $3300, MoM Rent: ▼ 1.5 %, DOM: 140, MoM DOM: ▲ 32.1 %, YoY DOM: ▲ 47%
- Detroit – Rent: $1200, MoM Rent: – 0.0 %, DOM: 66, MoM DOM: ▲ 6.5 %, YoY DOM: ▲ 16%
- Minneapolis – Rent: $1557, MoM Rent: ▲ 0.1 %, DOM: 47, MoM DOM: ▼ 4.1 %, YoY DOM: ▲ 0%
- All – Rent: $1500, MoM Rent: – 0.0 %, DOM: 53, MoM DOM: ▲ 0.0 %, YoY DOM: ▲ 8%
- Kansas City – Rent: $1395, MoM Rent: ▲ 0.4 %, DOM: 46, MoM DOM: ▲ 2.2 %, YoY DOM: ▲ 7%
- St. Louis – Rent: $1275, MoM Rent: ▼ 0.8 %, DOM: 54, MoM DOM: ▲ 8.0 %, YoY DOM: ▲ 15%
- All – Rent: $1950, MoM Rent: ▲ 2.0 %, DOM: 43, MoM DOM: ▲ 10.3 %, YoY DOM: ▲ 19%
- All – Rent: $1400, MoM Rent: ▼ 1.2 %, DOM: 39, MoM DOM: ▲ 14.7 %, YoY DOM: ▲ 0%
- Las Vegas – Rent: $1985, MoM Rent: ▼ 0.5 %, DOM: 43, MoM DOM: ▲ 4.9 %, YoY DOM: ▲ 5%
- All – Rent: $2150, MoM Rent: ▲ 2.4 %, DOM: 61, MoM DOM: ▼ 14.1 %, YoY DOM: ▼ 13%
- Newark – Rent: $2106, MoM Rent: ▲ 0.3 %, DOM: 57, MoM DOM: ▼ 5.0 %, YoY DOM: ▼ 2%
- All – Rent: $1750, MoM Rent: ▲ 2.9 %, DOM: 43, MoM DOM: ▲ 4.9 %, YoY DOM: ▲ 16%
- New York – Rent: $3735, MoM Rent: ▼ 1.7 %, DOM: 55, MoM DOM: ▼ 3.5 %, YoY DOM: ▲ 4%
- Charlotte – Rent: $2000, MoM Rent: ▼ 0.7 %, DOM: 48, MoM DOM: ▲ 9.1 %, YoY DOM: ▼ 6%
- Raleigh – Rent: $1880, MoM Rent: ▼ 0.8 %, DOM: 48, MoM DOM: ▲ 2.1 %, YoY DOM: ▼ 23%
- All – Rent: $1120, MoM Rent: ▲ 3.8 %, DOM: 58, MoM DOM: ▼ 7.9 %, YoY DOM: ▼ 9%
- Cincinnati – Rent: $1429, MoM Rent: ▲ 2.1 %, DOM: 52, MoM DOM: ▼ 5.5 %, YoY DOM: ▲ 21%
- Cleveland – Rent: $1250, MoM Rent: ▲ 4.2 %, DOM: 66, MoM DOM: ▲ 6.8 %, YoY DOM: ▲ 29%
- Columbus – Rent: $1550, MoM Rent: ▲ 3.3 %, DOM: 51, MoM DOM: ▼ 13.6 %, YoY DOM: ▼ 7%
- Oklahoma City – Rent: $1450, MoM Rent: – 0.0 %, DOM: 45, MoM DOM: ▲ 4.7 %, YoY DOM: ▲ 7%
- Portland – Rent: $1818, MoM Rent: ▲ 1.1 %, DOM: 42, MoM DOM: ▼ 2.3 %, YoY DOM: ▲ 11%
- Philadelphia – Rent: $1625, MoM Rent: ▼ 0.1 %, DOM: 60, MoM DOM: ▲ 0.0 %, YoY DOM: ▲ 11%
- Pittsburg – Rent: $1500, MoM Rent: ▼ 1.6 %, DOM: 64, MoM DOM: ▲ 8.5 %, YoY DOM: ▲ 21%
- Providence – Rent: $2195, MoM Rent: ▲ 2.1 %, DOM: 43, MoM DOM: ▲ 7.5 %, YoY DOM: ▲ 26%
- All – Rent: $1825, MoM Rent: ▼ 2.6 %, DOM: 54, MoM DOM: ▲ 12.5 %, YoY DOM: ▲ 15%
- All – Rent: $1255, MoM Rent: ▼ 1.6 %, DOM: 44, MoM DOM: ▼ 8.3 %, YoY DOM: ▲ 10%
- Nashville – Rent: $2250, MoM Rent: ▼ 2.2 %, DOM: 48, MoM DOM: ▲ 6.7 %, YoY DOM: ▲ 7%
- Austin – Rent: $2050, MoM Rent: ▼ 2.4 %, DOM: 54, MoM DOM: ▲ 14.9 %, YoY DOM: ▲ 4%
- Dallas – Rent: $1999, MoM Rent: ▼ 0.1 %, DOM: 77, MoM DOM: ▲ 4.1 %, YoY DOM: ▲ 31%
- Houston – Rent: $1900, MoM Rent: – 0.0 %, DOM: 53, MoM DOM: ▲ 10.4 %, YoY DOM: ▲ 10%
- San Antonio – Rent: $1699, MoM Rent: ▼ 0.1 %, DOM: 58, MoM DOM: ▲ 13.7 %, YoY DOM: ▲ 23%
- Salt Lake City – Rent: $1600, MoM Rent: ▲ 3.2 %, DOM: 35, MoM DOM: ▼ 5.4 %, YoY DOM: ▲ 9%
- All – Rent: $2400, MoM Rent: ▲ 14.3 %, DOM: 58, MoM DOM: ▼ 9.4 %, YoY DOM: ▲ 7%
- Richmond – Rent: $1650, MoM Rent: ▲ 0.7 %, DOM: 43, MoM DOM: ▲ 4.9 %, YoY DOM: ▲ 8%
- Seattle – Rent: $2240, MoM Rent: ▲ 2.6 %, DOM: 37, MoM DOM: ▼ 9.8 %, YoY DOM: ▲ 6%
- All – Rent: $1200, MoM Rent: – 0.0 %, DOM: 50, MoM DOM: ▼ 3.8 %, YoY DOM: ▼ 6%
- Milwaukee – Rent: $1300, MoM Rent: ▲ 0.4 %, DOM: 47, MoM DOM: ▲ 9.3 %, YoY DOM: ▲ 24%
- Cheyenne – Rent: $1275, MoM Rent: ▼ 8.6 %, DOM: 21, MoM DOM: ▲ 23.5 %, YoY DOM: ▼ 30%
4. Explore the data yourself
Need visuals or deeper cuts (ZIP‑code, bedroom splits, etc.)? Let me know & I’ll spin them up.
Data source: Zillow
This is great information!
I was just reading another post regarding the "rental market in Florida" and your post breaks it down in even broader. Your post is really helpful to see the rental trend of what’s working in different markets. Keeping an eye on market trends is crucial for landlords and investors. Thanks for sharing!
Post: Real Data from 250+ Central Florida Properties: What’s Actually Happening with Rents
- Lender
- Posts 61
- Votes 19
Quote from @Jorge Vazquez:
Every week I see the same debate online: “Rents are dropping!” “No, they’re still climbing!” You’ve got analysts, news anchors, and even agents arguing both sides like they’re calling a boxing match.
But here’s the thing — I don’t need to guess. My team manages and tracks over 250 properties across Central Florida, from Tampa and St. Pete to Lakeland and Jacksonville. That’s everything from single-family homes and small duplexes to full quadplexes. So instead of listening to the noise, we decided to look at our own numbers.
We pulled every rent log, every renewal, and every new lease signed between February 2024 and September 2025. What came out was a real picture of what’s happening — not market predictions or nationwide averages, but hard data from our actual portfolio.
Here’s what we found: rents rose an average of 22.6% across Central Florida during that period. That’s right — while the internet was screaming about rent crashes, real landlords were quietly collecting higher checks.
Now, this doesn’t mean every city or property saw the same thing. In Tampa, rent growth was steady but not wild — around 10 to 15% depending on the neighborhood. The biggest jumps actually came from smaller markets like Lakeland, Pasco County, and parts of Polk where people priced out of Tampa moved for affordability. Those areas saw jumps closer to 25 to 30%, especially on homes that had upgrades or recent rehabs.
Jacksonville was interesting too. It used to lag behind Tampa for rent growth, but lately, it’s catching up fast. Working-class neighborhoods that once rented for $950 to $1,000 are now easily pushing $1,200 and up — and that’s without Section 8.
The other big takeaway was stability. Even with all the news about affordability issues and renters leaving, vacancy rates stayed low across our entire portfolio. When one tenant left, we had two or three inquiries lined up within days. It’s not like 2021’s chaos, but demand is still strong.
Insurance premiums dropping also helped. We’ve seen policies fall 25–40% since early 2025, which is bringing net returns back up for investors who held on through the rough years. Between rising rents and lower costs, landlords who stayed consistent are finally seeing breathing room again.
The best part? This data is ours. It’s not from Zillow or CoStar or a national sample. It’s built from real properties we manage, collect on, and maintain every single month. So when people ask me how the market’s doing, I can literally open my rent roll and show them.
For me, this is the beauty of being hands-on. Numbers don’t lie — they just tell you what’s working and where to adjust.
So here’s my question to all the landlords and investors on here: What are you seeing in your market? Are your rents still going up like ours, or have things leveled off?
Let’s compare real numbers, not rumors.
@Jorge Vazquez, This is a great post. We have a business college of ours who runs a property management with several properties on the east cost, who did a similar analysis from Palm Beach County to Alachua County and stated the same. Comparing it to other markets Florida rentals is still in its rise.
This is great news for all investors out there buying and holding rental properties, looking for a steady ROI.
Post: Fabricated garage vs rebuild a garage
- Lender
- Posts 61
- Votes 19
Hey @Elon Hayon, welcome to BP!
This is a great topic, which in the last couple of months I've been hearing about more often. I personally had 3 clients with this issue in different states.
It really all comes down to where the property is situated. Some residential areas or homeowners' associations (HOAs) may restrict or prohibit prefabricated garages due to aesthetic or structural concerns. Always check local regulations before planning your project.
A fabricated (prefab) garage is significantly faster, cheaper, and easier to install, consisting of pre-built components. In contrast, rebuilding a garage is a time-consuming, on-site process that offers more customization and durability but incurs higher costs and a longer timeline due to foundation work, on-site construction, and permitting. The choice depends on your priorities: speed and cost (prefab) or durability and customization (rebuild). But, it ultimately comes down to what is permitted in your zoning.
Keep us updated on what your outcome was. Love to know how it worked out for your investment.
Post: Estate Planning for Real Estate Investors – Trusts vs. Wills
- Lender
- Posts 61
- Votes 19
Quote from @William Thompson:
Most of us spend years hustling to build a real estate portfolio… but here’s a question I don’t see asked often:
What happens to your properties when you’re gone?
As a CPA, I’ve seen a lot of investors put off estate planning until it’s too late. The truth is: having a Will alone vs. setting up a Trust can make a huge difference for your heirs, especially if you own multiple rentals or out-of-state properties.
Here’s the quick breakdown:
Wills
-Cheaper/easier to set up
-You can decide who gets which property
-BUT: everything goes through probate (public, time-consuming, sometimes costly)
Trusts
-Avoid probate → properties transfer directly to heirs
-Keep your portfolio private (not public record)
-You can set rules (“rental income goes to my kids until they turn 25”)
-More expensive to set up, and you have to retitle properties into the trust
Key tip for investors: If you own property in more than one state, probate could be required in each state. A Trust can help avoid that mess completely.
Curious for the community:
-Do you have your rentals in a Will or a Trust?
-Has anyone here gone through probate with real estate before? How did it affect the family or the portfolio?
Would love to hear different perspectives—especially from those of you who already built estate plans around your RE holdings.
Hi @William Thompson, great topic to discuss.
For most real estate investors, a revocable living trust is the superior estate planning tool. It provides significant benefits by allowing your heirs to avoid the substantial costs and delays of probate, maintaining your family's privacy, and ensuring continuity of management if you
become incapacitated.
Many investors also choose to have both a will and a trust. In this common strategy, the trust is used to hold and distribute the real estate and other significant assets, while a simple "pour-over" will handles any assets not titled in the name of the trust and names
guardians for minor children.
@William Thompson this would be a great topic you may be able to elaborate in detail, as unfortunately many investors are not familiar with or aware on how they can start the process. You may be able to assist further.
Post: Background check & credit report
- Lender
- Posts 61
- Votes 19
Quote from @Kim A.:
I am looking to list & self manage a rental property. What are the best sites to use for pulling background checks and credit reports?
Hey @Kim A. welcome to BP!
There are several reliable online platforms available for landlords to run comprehensive background checks and credit reports on prospective tenants. With some of this platforms you'll be able to create your lease agreement and collect the rent as well. The best options typically include BiggerPockets, TransUnion SmartMove, Zillow Rental Manager, Avail, and TurboTenant. These are just some of the services that provide comprehensive screening reports that can include credit, criminal, and eviction history, and some integrate directly with rental listing sites such as Zillow Rental Manager and Apartments.com for a streamlined process.
These services are all Fair Credit Reporting Act (FCRA) compliant, which is a legal requirement for accessing consumer credit information. Regardless of the service you choose, remember to always follow these steps to stay compliant with the law:
- Obtain written consent: You must get a prospective tenant's written permission before running a credit or background check.
- Establish clear criteria: Define your tenant selection criteria ahead of time and apply them consistently to every applicant to avoid discrimination.
- Know your local laws: Check your state and local landlord-tenant laws. Some areas have specific rules about what information you can consider and how much you can charge for an application fee.
Post: Advice on building equity or cash flow
- Lender
- Posts 61
- Votes 19
Hi @Jessica Yuan, welcome to BP!
This is a very good topic - many new investors ask this question frequently. Whether to focus on building equity or cash flow depends on your financial goals, risk tolerance, and investment. The best strategy, or a balance between them, is personal to each investor.
Equity, which is tied to the long-term appreciation of an asset like real estate, increases your net worth, while cash flow provides a consistent, regular income stream. The most effective approach for many people is a balanced strategy that incorporates both. Most successful investors often use a balanced approach (one personally use), with a diversified portfolio that includes both cash-flowing assets and high-growth investments.
Generate passive income from one property to fund the down payment on the next, accelerating your wealth accumulation. As a property's value grows, you can leverage that equity to purchase additional income-producing assets.
Focusing on cash flow—the net income from an investment after expenses—is ideal for investors who need consistent, passive income. This strategy is often preferred by those nearing or in retirement, or anyone looking for financial security from a steady revenue stream. Cash flow provides consistent, predictable income that can cover expenses, fund your lifestyle, or be reinvested.
That being said ultimately, the choice between building equity and generating cash flow is a strategic one, and the right decision will align with your personal financial situation and roadmap.
Post: Financing for new build
- Lender
- Posts 61
- Votes 19
Hi @Kayla Utley welcome to BP!
You may want to consider using a private lender (aka hard money lenders), who offer specialized financing for new ground-up construction projects, providing a faster and more flexible alternative to traditional bank loans. This type of financing is primarily for real estate investors and developers, not for owner-occupied properties.
Private lenders may offer a higher loan-to-value (LTV) or loan-to-cost (LTC) ratio than traditional banks. Some lenders like us can finance up to 90% of the total project costs, including the land acquisition and construction expenses.
A private lenders can approve and fund your loan in a matter of days, compared to the months it can take with a conventional loan. This is critical for developers who need to move quickly on new opportunities. Loan terms, typically 12 to 24 months, can be customized to match the construction timeline. Repayment often occurs when the property is sold or refinanced. Funds are disbursed in stages, or "draws," as project milestones are met.
If you're interested in getting more information and details on how ground-up (new construction loan) private money lending works, feel free to connect with me.
Post: Anyone Using DSCR Loans to Transition from Flips to Rentals?
- Lender
- Posts 61
- Votes 19
Hey @Kelly Schroeder that is a great question
Many fix and flip investors initially use short-term rehab loans to fund the acquisition and renovation. Once the project is complete and tenants are in place, refinancing into a DSCR loan allows them to secure long-term financing with terms designed for rental portfolios. This strategy creates stability, freeing investors from the short-term constraints of hard money lending and positioning the property as a wealth-building asset.
For investors transitioning from flipping houses to holding rentals, a Debt Service Coverage Ratio (DSCR) loan is a powerful tool for refinancing because it qualifies borrowers based on a property's cash flow, not their personal income. This allows investors to scale their portfolios quickly without being hindered by the debt-to-income limits of conventional financing.
With DSCR lending, the focus shifts from personal financials to property performance. This distinction is what makes the loan structure so attractive to fix and flip investors transitioning into rentals. Instead of worrying about personal tax documents, investors can qualify based on the cash flow of the property itself. DSCR loans assess a property's ability to cover its debt obligations with rental income, freeing you from traditional income verification requirements like W-2s and tax returns. This is ideal for self-employed investors or those with complex finances.
Shifting from a quick flip to a rental strategy offers multiple advantages. First, By refinancing with a DSCR loan, you can take cash out of the property to fund the acquisition and renovation of your next flip-to-rental project. Second, it provides consistent cash flow, allowing investors to generate monthly income instead of relying on one-time profits. Third, rental properties appreciate over time, building equity and wealth. Fourth, long-term holds reduce transaction costs, such as commissions and closing fees, associated with frequent buying and selling.
If you like to discus further, feel free to DM me anytime.
Post: Loan Maturing? Balloon Payment Due?
- Lender
- Posts 61
- Votes 19
Are you facing challenges with a maturing loan or an upcoming balloon payment on your investment property?
I'm curious to learn how others in the community are managing their financing options. What strategies or loan types have you found effective for refinancing in the current market?
Hey @Account Closed welcome to BP!
Securing landlord insurance for an older, multi-family building with a flat roof in Chicago presents specific challenges, but several options are available. Standard insurers may offer coverage, but you may need to pursue specialized policies or a state-assisted plan if you face
rejection.
Many standard insurers are hesitant to cover buildings over 40 years old, let alone a structure from the 1890s. Older buildings are at higher risk for issues with aging plumbing, electrical wiring, and the general wear of the structure. To increase your chances of getting a policy and securing a better rate, you should demonstrate that the property is a low risk. Professional inspection reports can prove that the building is well-maintained and structurally sound.
Consider working with an independent agent or a broker who specializes in multi-family and historic properties.