Las Vegas Investment Properties
No state income tax, strong appreciation, and excellent rental yields. Discover why investors choose Las Vegas—with guidance from Berkshire Hathaway HomeServices.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Rent comps and HOA rental rules before the area drive
Cap-rate review happens at Suite 100. Then we tour North Las Vegas, Henderson, or southwest ZIP clusters. HOA rental caps kill deals—we check them before you fly in.
- Downtown and mid-rise product vs suburban 3/2 rentals
- Named campus commutes only as a location fact, not a targeting pitch
- Call (702) 222-1964
Do not buy the photo; buy the lease math
Bring target cap rate and cash-to-close. Call (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Office listings
Homes for sale in the Las Vegas Valley. Call or text (702) 222-1964.
Listing information is provided by Greater Las Vegas Association of REALTORS® MLS and is deemed reliable but not guaranteed. IDX information is provided exclusively for consumers' personal, non-commercial use. Property information is copyrighted by the listing broker and may not be reproduced without written permission. Equal Housing Opportunity.
HOA rental caps and rent comps at Suite 100 before any area drive
Cap-rate review happens at 9406 W Lake Mead Blvd. Then one ZIP cluster: North Las Vegas, Henderson, or southwest. Call (702) 222-1964. We check rental rules before you fly in.
No state income tax
Nevada line item. HOA and property tax still apply. Run the sheet at the desk.
North Las Vegas ~$385K
Published January 2026 average on this page. Confirm rent comps the week you tour.
Henderson ~$485K
Separate east clock. HOA rental caps kill deals — packet first.
1031 calendar
Identification windows are dated. Bring the relinquished APN. Office/GBP (702) 500-1942.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
January 2026 published bands: NLV $385K, Henderson $485K — cap rates at Suite 100
Table figures on this page are averages, not your deal. Call (702) 222-1964. Confirm rent comps the week you tour.
North Las Vegas
Published ~$385K on this page. Aliante rec first if that is the brief.
Henderson
Published ~$485K. HOA rental caps in the packet before the east clock.
Southwest cluster
Mountains Edge and Southern Highlands product are different files.
No invented yield
Cap rate is dated the day we pull rents. Office/GBP (702) 500-1942.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
| Area | Avg Price | Avg Rent | Cap Rate | Appreciation |
|---|---|---|---|---|
| North Las Vegas | $385K | $1,950/mo | 5.2% | +3.2% |
| Henderson | $485K | $2,300/mo | 4.5% | +5.1% |
| Spring Valley | $420K | $2,100/mo | 4.8% | +4.0% |
| Summerlin | $625K | $2,800/mo | 4.0% | +6.8% |
| Enterprise | $450K | $2,200/mo | 4.6% | +4.5% |
| Centennial Hills | $495K | $2,400/mo | 4.4% | +4.8% |
Data represents single-family rental properties. Actual returns vary by property.
Check HOA rental caps at the desk before any investment loop
“North Las Vegas, Henderson, and southwest ZIP clusters are not interchangeable. We check HOA rental caps at Suite 100 before we tour. Call (702) 222-1964 with the APN list.”
— Dr. Jan Duffy, REALTOR®
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Rental-cap packets and property-manager referrals — initialed at 9406 W Lake Mead Blvd
What you get is a punch list: rent comps, HOA rules, 1031 window. Call (702) 222-1964. We do not promise a portal we cannot name.
Rent comps
Street-level, not a valley average.
HOA rental cap
Packet before you fly. Caps kill deals.
1031 window
45-day identification. Bring the relinquished APN.
Manager referral
Named after the file type is chosen. Call (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Cash-flow, 1031 identification, or multi-unit — pick the file type at Suite 100
Buy-and-hold, value-add, or short-term rules are different packets. Call (702) 222-1964. Short-term occupancy is a HOA and city rule, not a caption.
Buy and hold
Lease math and HOA rental rules first.
Value-add
Permits and condition walked. We will not invent a after-repair number.
Short-term
HOA and municipal rules in writing before any listing photo.
One ZIP
Do not stack NLV and Henderson the same inbound morning.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Buy & Hold Rentals
Long-term wealth building through rental income and appreciation. Ideal for passive investors seeking steady cash flow.
Fix & Flip
Value-add opportunities for active investors. We identify underpriced properties with renovation potential.
Short-Term Rentals
Vacation rental opportunities in tourist-friendly areas. Higher yields with active management.
DOM, rent comps, and HOA rental rules — dated the day we pull them
Metrics without an APN are a snapshot. Bring target cap rate and cash-to-close to 9406 W Lake Mead Blvd. Call (702) 222-1964.
Cap rate
Rent minus expenses over price. Dated that week.
Cash-on-cash
Depends on down payment. Run the sheet at the desk.
DOM
January 2026 valley snapshot: 28 days. Your ZIP differs.
HOA rules
Rental caps and lease minimums. Office/GBP (702) 500-1942.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Cap Rate (Capitalization Rate)
Net Operating Income ÷ Property Value. Las Vegas cap rates range from 4-6%, Higher cap rates typically mean more HOA or vacancy variables — we date them at Suite 100.
Cash-on-Cash Return
Annual cash flow ÷ Cash invested. With 25% down payment and financing, Las Vegas properties often achieve 8-12% cash-on-cash returns through leverage.
Total Return
Cash flow + appreciation + loan paydown + tax benefits. Las Vegas's strong appreciation (4-6% annually) combined with rental income creates total returns of 12-18%.
Price-to-Rent Ratio
Property price ÷ Annual rent. Las Vegas ratios of 15-18 indicate healthy investment potential. Ratios above 20 suggest overpriced markets.
North Las Vegas, Henderson, or southwest — one ZIP cluster per inbound afternoon
Do not tour twelve ZIPs the day you land. Call (702) 222-1964. Occupancy and rental packets at Suite 100 first.
NLV ~$385K
Published January 2026 average on this page. Confirm rents that week.
Henderson ~$485K
25–35 minutes via I-215 east. Separate clock.
Southwest
Mountains Edge vs Southern Highlands square footage. Measure from the listing.
1031 overlay
Identification window dated. Bring the relinquished APN.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
North Las Vegas
Highest published cap rates on this page (5.2%+) with lower entry prices. Growing population as Amazon, Fanatics, and other employers expand. Compare commute times to named campuses such as Legacy High School.
Henderson
Lower vacancy and longer leases on this page. Commute times to named campuses such as Coronado High School. Steady appreciation offsets slightly lower cap rates.
Summerlin
6.8% YoY appreciation cited on this page. Lower cap rates but longer lease terms and very low vacancy. Downtown Summerlin amenities and Palo Verde High School commute.
1031 identification window dated at Suite 100 — bring the APN
A 1031 exchange lets you defer capital gains taxes by reinvesting proceeds from a sold investment property into a "like-kind" replacement property. Las Vegas is a popular destination for 1031 exchanges due to no state income tax, strong cash flow, and appreciation potential.
Key Deadlines
- 45 days: Identify replacement properties
- 180 days: Close on replacement property
- Day 1: Begin with qualified intermediary
180-day clock, identified APNs, Nevada tax line
- No state income tax on rental income — HOA and property tax still apply
- Appreciation is dated against comps, not a caption
- Cash flow is dated against the rent roll at Suite 100
Dr. Jan works with qualified intermediaries and can help identify replacement properties within the 45-day window. Berkshire Hathaway's nationwide network is invaluable for clients exchanging into or out of Las Vegas.
1031 windows and HOA rental caps — investment questions at the desk
Where are rent comps and HOA rental caps reviewed before we drive?
At Suite 100. HOA rental caps kill deals — we check them before you fly in. Then we tour North Las Vegas, Henderson, or southwest ZIP clusters. Call (702) 222-1964.
What cap-rate range did this page last publish?
This page last published typical cap rates around 4–6%, with separate appreciation commentary of about 4–5% in recent years. That is not a live cap-rate quote on a specific APN. Bring target cap rate and cash-to-close to the desk.
Do you work 1031 identification windows from Suite 100?
Yes. We work with qualified intermediaries and the 45-day identification window. BHHS's nationwide network is useful when exchanging into or out of Las Vegas. Call (702) 222-1964.
Are North Las Vegas, Henderson, and Summerlin interchangeable for rentals?
No. This page previously contrasted North Las Vegas for published cap-rate ranges, Summerlin for published appreciation, and Henderson as a mix — still a CMA per APN, not a slogan. Downtown mid-rise vs suburban 3/2 product is a separate loop.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Bring the APN and rent roll to Suite 100 — (702) 222-1964
Get expert guidance on Las Vegas investment properties from Dr. Jan Duffy and Berkshire Hathaway HomeServices.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964