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NV

Las Vegas

Appreciation · Sun Belt Growth + STR

Neighborhoods10

Strong buys8green rated

Conditional1amber rated

Avoid1red rated

Neighborhoods

10 entries

Strong BuyCash Flow Core· Remote High
North Las Vegas / Aliante
The valley's cash-flow core - the lowest entry prices in the metro with rents that haven't lagged as far, plus warehouse-and-logistics job growth and Nellis AFB demand, pushing rent-to-price ratios closest to the 1% rule.
Entry$350K-430K
Rent$1,900-2,600
Gross yield5-7%
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Strong BuyCash Flow Core· Remote High
Henderson / Green Valley
The valley's most popular investor submarket - strong tenant demand, some of Clark County's best schools, low crime, and consistent appreciation, blending stability with respectable returns.
Entry$450K-700K
Rent$2,400-3,200
Gross yield4-5%
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Strong BuyCash Flow Core· Remote High
Enterprise / Mountains Edge (Southwest)
Fast-growing southwest communities off the 215 Beltway with newer construction, mid-range rents, and quick Strip-and-airport access, offering the valley's strongest balance of cash flow and appreciation.
Entry$450K-580K
Rent$2,300-3,000
Gross yield4-6%
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Strong BuyCash Flow Core· Remote High
Centennial Hills / Skye Canyon (Northwest)
Growing northwest master-planned areas with newer homes, good schools, and strong family-renter demand, offering appreciation upside at a lower base than Summerlin.
Entry$430K-560K
Rent$2,200-2,900
Gross yield4-6%
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Strong BuyAppreciation· Remote High
Summerlin
The valley's premier 22,500-acre master-planned community on the western rim with Red Rock views, top schools, and the strongest tenant quality in the market - an appreciation play first, with professional dual-income tenants who renew at above-market rates.
Entry$550K-1M+
Rent$2,800-4,000
Gross yield3-5%
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Strong BuyCash Flow Core· Remote Medium-High
Spring Valley
A central, diversified area with a reliable tenant pool and quick Strip access, offering solid cash flow and one of the valley's most dependable rental hubs.
Entry$380K-500K
Rent$2,000-2,700
Gross yield5-6%
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Strong BuyCash Flow Core· Remote Medium-High
Medical district / convention corridor (mid-term)
Central areas near the medical district and convention corridor support mid-term furnished rentals for travel nurses, convention workers, and corporate clients, who pay premium rents - a resilient niche given Clark County's strict short-term-rental limits.
Entry$350K-500K
Rent$2,000-3,000
Gross yield5-7%
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Strong BuyAppreciation· Remote Medium-High
Cadence (Henderson east)
A fast-growing master-planned community on Henderson's east side with new construction, amenities, and one of the valley's best current growth-versus-price ratios for a 5-10 year horizon.
Entry$400K-520K
Rent$2,100-2,700
Gross yield4-6%
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ConditionalCash Flow (value)· Remote Medium
Downtown / East LV (high-management)
Older central and east-valley areas with the valley's highest potential cash flow and gross yields from low entry prices and strong rent-to-price ratios.
Entry$280K-400K
Rent$1,700-2,200
Gross yield6-9%
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Avoid (Remote Investors)Speculative· Remote Low
Strip-adjacent STR speculation (deep value)
Older properties marketed on paper for their proximity to the Strip and headline vacation-rental yields.
Entry$300K-500K
Rent$2,000-3,500
Gross yield5-8%
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