Updated 2026 · Based on median market data for Carson City, NV
The median monthly rent in Carson City, NV is $1,770, translating to $21,240 in annual gross rental income per unit. The rent-to-price ratio is 0.36% — well below the 1% rule, making pure cash flow investing challenging at median prices.
Renters in Carson City spend approximately 34% of the local median household income ($63,120) on rent. This exceeds the standard 30% affordability threshold, suggesting rent growth may face resistance — but it also means a large portion of the population finds buying even more out of reach, supporting rental demand.
The vacancy rate in Carson City is 5%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Population growth of 2.2% annually is actively adding rental demand.
Carson City's GRM (price divided by annual rent) is 22.8x. A GRM above 16x means the property is expensive relative to its income. Investors here are typically betting on appreciation rather than current cash flow. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $1,770/mo, a single-family rental in Carson City generates approximately $21,240 in gross annual income. After accounting for 5% vacancy ($1,062 lost), property taxes of $2,716, insurance (~$1,940), and maintenance (~$1,940), the estimated NOI is $13,582 per year, or $1,132/mo.
Carson City vs Nevada state average and national average across key investment metrics. Carson City's cap rate is below both benchmarks — deal sourcing is critical here.