Appreciation Investing in Las Vegas, NV

Appreciation Score: 5.7/10Ranked #12 of 52 markets

Data-driven appreciation analysis for Las Vegas, NV — score breakdown, key investment metrics, and how it compares to other markets.

Last updated: May 2026

Score Breakdown

Appreciation Score:5.7
Population Growth(40%)
+9.5%6.8
Median Household Income(25%)
$73,8454.9
Low Vacancy(20%)
9.5%3.1
Metro Size (Demand)(15%)
2,293,7647.6

Key Metrics for Appreciation

Pop. Growth

+9.5%

Strong

Median Income

$73,845

Household income

Vacancy Rate

9.5%

Moderate supply

Population

2.3M

Metro demand indicator

Appreciation Investment Thesis

Las Vegas offers no state income tax and low property taxes, boosting effective returns. The economy has diversified beyond gaming into tech and sports, but tourism sensitivity remains a risk.

How Las Vegas Compares

RankCityAppreciation ScoreCap RateMedian Price
#9Sacramento, CA6.24.7%$450,000
#10Dallas, TX6.05.7%$340,000
#11Salt Lake City, UT5.85.4%$420,000
#12Las Vegas, NV5.74.8%$380,000
#13Atlanta, GA5.65.9%$320,000
#14Tampa, FL5.65.5%$350,000
#15Houston, TX5.56.3%$265,000

Showing markets ranked near Las Vegas for this strategy.

Quick Math: Estimated Annual Return

Annual Gross Rent ($1,600/mo)$19,200
Less: Vacancy (9.5%)-$1,824
Less: Property Tax (0.60%)-$2,280
Less: Insurance (~0.5%)-$1,900
Less: Maintenance (~1.5%)-$5,700
Estimated NOI$7,496
Implied Cap Rate2.0%

Based on median market data. Your actual returns will vary based on specific property, financing, and management costs. Always run your own analysis before investing.

Frequently Asked Questions

What is the appreciation score for Las Vegas, NV?

Las Vegas, NV scores 5.7 out of 10 on our appreciation score, ranking #12 out of 52 markets we track. Weighted composite: population growth (40%), median household income (25%), low vacancy (20%), metro size/demand (15%). Scale 0–10.

Is Las Vegas a good city for appreciation investing?

Las Vegas, NV ranks #12 for appreciation investing — a solid mid-tier market with a score of 5.7/10. The median home price is $380,000 with a 4.8% average cap rate.

What is the average cap rate in Las Vegas?

The average cap rate in Las Vegas, NV is 4.8%. The median home price is $380,000 with a median monthly rent of $1,600, resulting in a rent-to-price ratio of 0.42%.

What are the property taxes in Las Vegas?

The effective property tax rate in Las Vegas, NV is 0.60%. On a $380,000 property, that translates to approximately $2,280 per year in property taxes.

How does Las Vegas compare to other appreciation markets?

Among our 52 tracked markets, Las Vegas, NV ranks #12 for appreciation investing. It performs above average for this strategy.

What is driving population growth in Las Vegas?

Las Vegas, NV has a 5-year population growth rate of +9.5% and a median household income of $73,845. Strong job growth and migration trends are fueling above-average population increases, which typically correlates with sustained home price appreciation.

Run Your Own Numbers for Las Vegas

Use our free calculators pre-filled with Las Vegas, NV market data, or adjust the numbers for your specific deal.

Cap Rate Calculator (Las Vegas Data)Cash-on-Cash Return CalculatorCap Rate CalculatorMortgage/DSCR Calculator

Las Vegas by Strategy

Cash Flow3.4BRRRR3.9House Hacking3.8Appreciation5.7

Market Data

Las Vegas Cap Rate DetailsAll Appreciation RankingsAll Nevada MarketsFull 52-City Data Table

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