Is Washoe County, NV good for real estate investing?

Washoe County has an investment score of 41/100, rated as "Avoid". The county ranks #743 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Washoe?

The rent-to-price ratio in Washoe County is 4.24% annually, which ranks in the 9th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Washoe?

The median home price in Washoe County is $574,902. This ranks #954 in affordability among all US counties.

Can you cash flow on rental properties in Washoe?

Based on median values with 20% down at current rates, a typical rental in Washoe County would generate negative cash flow of $1,694/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Washoe County

NevadaPopulation: 486,674

/100

Avoid

#743 of 1,000 counties

#11 in Nevada (16 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$574,902

Median Home Price

151% above national median

$2,030/mo

Median Rent

40% above national median

4.24%

Rent-to-Price Ratio

Top 91% nationally

-$1,694

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $2,030/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$431,177	-$941/mo	3.7%	-11.4%
Median typical MLS deal	$574,902	-$1,694/mo	2.8%	-15.4%
125% of median newer / premium	$718,628	-$2,448/mo	2.2%	-17.8%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$574,902

Down Payment (20%)$114,980

Loan Amount$459,922

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,030

Monthly P&I-$3,014

Est. Expenses (35%)-$711

Net Cash Flow-$1,694/mo

2.8%

Cap Rate (all cash)

-15.4%

Cash-on-Cash Return

4.24%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.8% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

41/100

Cash Flow(30%)

34/100

Based on 4.24% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

60/100

Based on 1.0% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

19/100

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 (4.24%)
-Negative cash flow at typical financing (-$1,694/mo)
-Negative leverage (cap rate 2.8% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

486,674

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You rely on FHA-style financing: prices are stretched relative to local incomes
−You want a market with broad institutional consensus on fundamentals

Compare to Nearby Counties

County					Verdict
EurekaNV	58	$145,928	Est. pending	—	Hold	View
ChurchillNV	53	$380,089	$1,504	4.75%	Hold	View
MineralNV	45	$115,945	Est. pending	—	Hold	View
ClarkNV	44	$426,818	$1,739	4.89%	Avoid	View
StoreyNV	42	$458,444	Est. pending	—	Avoid	View
CurrentWashoeNV	41	$574,902	$2,030	4.24%	Avoid

The Bottom Line

AvoidWashoe may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Washoe County in Nevada scores 41/100, ranking #743 of 1,000 US counties (top 95%). At 20% down and current rates, a median-priced rental loses about $1694/month; the 4.24% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-1,694/mo

Cap Rate

2.8%

Cash-on-Cash

-15.4%