Mickey: Worth upgrading CPU or getting a new motherboard?

Now i have i5 6400k 2.70ghz that's not overclockable, and i wanted to play some of the newer games at okay settings so it doesn't lag the *beep* out of it... should i invest in an upgraded CPU or buy a new motherboard? what i have listed in my specs is what i have right now...

any ideas on WHICH cpu i should go for? preferably a budget one, if possible.

thanks in advance.

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