Henderson, NV Cap Rate: 3.24% — Rental Property Analysis
Henderson is a higher-priced market in the West with a mid-sized city of 330,100. At a 3.24% estimated cap rate, this is a appreciation-focused market where rents of $1,720/mo lag behind home prices. With a median home price of $430,000 and rapid population growth is driving housing demand, Henderson 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
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Challenging for pure cash flow
Based on $430,000 median price and $1,720/mo median rent
Est. Cap Rate
3.24%
1% Rule
0.40%
Fails
GRM
20.8x
Price / Income
5.9x
Market Data
Median Home Price$430,000
Median Monthly Rent$1,720
Property Tax Rate0.53%
Population330,100
Population Growth2.5% / yr
Median Household Income$72,400
Vacancy Rate4.8%
Annual Appreciation3.2%
2026 Market Update: Henderson
Henderson's 0.4% rent-to-price ratio is well below the 1% rule. At median prices of $430,000, the $1,720/mo rent produces only $1,161/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 ($86K at 7%) would result in approximately $-1,127/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 20.8x gross rent multiplier and 4.8% vacancy rate position Henderson as a growth-dependent market. With annual appreciation at 3.2%, total returns (cash flow + equity growth) run approximately 6.4% before financing leverage.
Cap Rate Calculator — Henderson
Pre-filled with Henderson medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.53% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
2.78%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$11,933
net operating income
Gross Rent Multiplier
20.8x
High (>15)
1% Rule
0.40%
✗ Fails
Monthly Cash Flow
$994
before debt service
Annual Breakdown
Gross Rental Income$20,640
Less Vacancy−$991
Effective Income$19,649
Less Operating Expenses−$7,716
Net Operating Income$11,933
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Factor in financing to see your actual return on invested capital in Henderson.
$
$107,500
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-11.01%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$120,400
$107,500 down + $12,900 closing
Monthly Mortgage
$2,102
on $323K loan
Monthly Cash Flow
$-1,104
after all expenses
Annual Cash Flow
$-13,254
before taxes
Cash Flow Breakdown
Monthly Rent$1,720
Less Expenses−$722
Less Mortgage−$2,102
Monthly Cash Flow$-1,104
Is Henderson a Good Place to Invest in Rental Property?
Henderson, NV has a population of 330,100 and has been growing at 2.5% annually — well above the national average, signaling strong housing demand from population inflows. The median home price of $430,000 paired with median rents of $1,720/mo produces an estimated cap rate of 3.24%.
Property taxes at 0.53% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 4.8% is impressively low, indicating tight rental supply and strong tenant demand — favorable for landlords.
At a price-to-income ratio of 5.9x, homes cost about 5.9 times the local median income of $72,400. This moderate ratio indicates a balanced rent-vs-buy market. 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, Henderson 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.
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