Las Vegas Investor Yield Report

How to read this

Purchase price tells you what rent you need. Leased comps tell you whether you can get it.

Find your target yield, find your area, and that column is the monthly rent the median home there has to achieve. If comparable leased rents consistently come in below the required rent, that segment may not support your target gross yield at the median purchase price. An individual property can still perform differently — acquisition price, condition, improvements, concessions and rent potential all move the number.

Reading the HOA column. “33% pay $108” means 33% of the properties sampled in that segment had an HOA, and $108 is the median monthly due among those that had one — not an average across all of them. “None” means no sampled property in that segment carried HOA dues.

HOA is the column most investors skip. A $165 a month HOA costs $1,980 a year. On a $325,000 purchase that is about 0.61% of the purchase price annually — before property tax, insurance, vacancy, maintenance or management. It does not change the gross yield in the table above, because gross yield is rent divided by price. It changes what you keep.

Lot size is the second one. It varies more by area than price does, and it quietly decides what you can rent a property as.

Nik's read

Las Vegas is a box of chocolates. You never know what you're going to get.

Under $350,000, Central and the Southwest are about five thousand dollars apart. One gets you a 7,000 square foot lot, no HOA, and $764 a year in tax. The other gets you under 2,000 feet, an HOA on every sampled property, and nearly double the tax.

Same money in. Very different money out, every year you own it.

That is the whole point of this page. Price tells you almost nothing here. The lot, the dues and the tax line tell you what you actually keep.

Summerlin in the $350,000 to $500,000 band is the highest median price and the smallest median house on the page. People pay for that address on purpose and it holds its value. Just know you are buying the address, not the return.

Henderson under $350,000 showed a handful of listings this month against forty-plus in the east valley. That is not much to negotiate against.

And none of this tells you whether the house is any good. A 1962 home on a big lot with no HOA is either the best deal on this page or the worst one. That part still takes eyes on the property.

Method, and what this cannot tell you

Active counts come from the Las Vegas REALTORS® MLS via IDX. Square footage, lot size and year built are taken from Clark County Assessor records, not from listing claims. HOA dues and property tax come from the listing's finance disclosure.

This report deliberately contains no addresses, no MLS numbers and no specific properties. It describes what the market requires, not which house to buy.

It also cannot tell you three things that decide a deal: condition, actual achievable rent, and days on market. Two identical homes a street apart can differ by hundreds a month on finishes alone. Rent has to come from leased comps in that specific half mile, read in full — a summary grid hides whether a comparable was gated, renovated, or included utilities.