Deep-dive analysis
Scenario comparison
| Scenario | Purchase price | Monthly cash flow | Cap rate | Cash-on-cash |
|---|---|---|---|---|
75% of median value-add or distressed | $317,061 | -$630/mo | 4.3% | -10.4% |
Median typical MLS deal | $422,748 | -$1,216/mo | 3.2% | -15.0% |
125% of median newer / premium | $528,436 | -$1,801/mo | 2.6% | -17.8% |
Price History
Median Home Price
Median Rent
Historical data from Zillow ZHVI/ZORI
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Purchase
Monthly Cash Flow
* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.
Score Breakdown
Based on 4.92% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.
Based on -2.5% YoY price growth. Moderate growth (3-8%) scores highest.
Population data not available.
Based on price relative to estimated local incomes.
Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.
Investment Outlook
Strengths
- +Complete rent data available
Challenges
- -Below-average rent-to-price ratio (4.92%)
- -Declining home values (-2.5% YoY)
- -Negative cash flow at typical financing (-$1,216/mo)
- -Negative leverage (cap rate 3.2% < mortgage rate 7.4%)
Economic Indicators
Who this market fits
- +All-cash buyers: removing debt service flips the cap rate to actual yield
- −You need positive cash flow on day one at typical leverage
- −You can't tolerate negative leverage (cap rate below mortgage rate today)
- −You expect appreciation to carry the deal, but prices have declined year over year
- −You want a market with broad institutional consensus on fundamentals
Compare to Nevada counties with similar scores
Section 8 in Clark County: payment standards by ZIP, PHA waitlist status, and voucher counts are on VoucherMatch, the same HUD dataset with the tenant demand side attached.
The Bottom Line
Clark County in Nevada scores 43/100, ranking #2903 of 3,073 US counties (top 94%). At 20% down and current rates, a median-priced rental loses about $1216/month; the 4.92% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.
Related markets
Markets like Clark with stronger cash flow
Cheaper alternatives to Clark
Head-to-head comparisons
Average rent by city in Clark County
- Average rent in Las Vegas$1,853/mo
- Average rent in Henderson$1,872/mo
- Average rent in North Las Vegas$1,718/mo
Typical asking rent across each city's ZIP codes (Zillow Observed Rent Index). Open a city for rent by ZIP and bedroom count.