Investment metrics, interactive calculators, and data-driven analysis for Carson City rental properties.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Pre-filled with Carson City medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Carson City.
Carson City, NV has a population of 50,000 and has been growing at 2.2% annually — well above the national average, signaling strong housing demand from population inflows. The median home price of $485,000 paired with median rents of $1,770/mo produces an estimated cap rate of 2.80%.
Property taxes at 0.56% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 5% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 7.7x, homes cost about 7.7 times the local median income of $63,120. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 3.2% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Carson City is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.