Fernley, NV Cap Rate 3.90%
Fernley is a higher-priced market in the West with a small but investable metro of 50,000. At a 3.90% estimated cap rate, this is a appreciation-focused market where rents of $1,890/mo lag behind home prices. With a median home price of $410,000 and rapid population growth is driving housing demand, Fernley is primarily an appreciation play that requires creative strategies to generate positive cash flow.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Market Data
2026 Market Update: Fernley
Fernley's 0.5% rent-to-price ratio is well below the 1% rule. At median prices of $410,000, the $1,890/mo rent produces only $1,331/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($82K at 7%) would result in approximately $-850/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 18.1x gross rent multiplier and 5% vacancy rate position Fernley as a growth-dependent market. With annual appreciation at 3.2%, total returns (cash flow + equity growth) run approximately 7.1% before financing leverage.
Deal Modeling & Scenarios for Fernley
All figures below are computed from Fernley's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
Property Tax Bill in Real Dollars
At 0.56% effective rate on the $410,000 median price, the annual tax bill is $2,296 — that's very low (bottom 15% of US markets) (-47% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
5-Year Cap Rate Trajectory
If Fernley continues appreciating at 3.2%/yr while rents grow at a conservative 3%/yr, cap rate compresses as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $410K | $1,890 | 3.9% |
| Year 1 | $423K | $1,947 | 3.9% |
| Year 2 | $437K | $2,005 | 3.9% |
| Year 3 | $451K | $2,065 | 3.9% |
| Year 4 | $465K | $2,127 | 3.9% |
| Year 5 | $480K | $2,191 | 3.9% |
Three Financing Scenarios
Same median-priced Fernley property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $410K | $1,331 | $15,970 | 3.9% |
| 20% down conventional @ 7% | $94K | $-850 | $-10,204 | -10.8% |
| 25% down DSCR @ 8.5% | $119K | $-1,034 | $-12,406 | -10.4% |
Three Price Tiers: Below, At, and Above the Median
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $308K | $1,607 | $12,282 | 4.0% | $1,024 |
| At median | $410K | $1,890 | $13,981 | 3.4% | $1,165 |
| Above median (~125% price) | $513K | $2,174 | $15,690 | 3.1% | $1,307 |
Total Return Over a 5-Year Hold
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Fernley's historical appreciation rate of 3.2%:
On a $82K down payment, that's a 53.1% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Risk Flags Specific to Fernley
Automated checks against the underlying data — surface only the risks that actually apply to Fernley, not generic boilerplate:
Cap Rate Calculator — Fernley
Pre-filled with Fernley medians. Adjust to match a specific property.
Cash-on-Cash Return — Fernley
Factor in financing to see your actual return on invested capital in Fernley.
Is Fernley a Good Place to Invest in Rental Property?
Fernley, 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 $410,000 paired with median rents of $1,890/mo produces an estimated cap rate of 3.90%.
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 6.5x, homes cost about 6.5 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, Fernley 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.