Updated 2026 · Based on median market data for Fernley, NV
The median monthly rent in Fernley, NV is $1,890, translating to $22,680 in annual gross rental income per unit. The rent-to-price ratio is 0.46% — well below the 1% rule, making pure cash flow investing challenging at median prices.
Renters in Fernley spend approximately 36% 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 Fernley 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.
Fernley's GRM (price divided by annual rent) is 18.1x. 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 $1,890/mo, a single-family rental in Fernley generates approximately $22,680 in gross annual income. After accounting for 5% vacancy ($1,134 lost), property taxes of $2,296, insurance (~$1,640), and maintenance (~$1,640), the estimated NOI is $15,970 per year, or $1,331/mo.
Fernley vs Nevada state average and national average across key investment metrics. Fernley outperforms both benchmarks on cap rate.