Real Estate Investing in Tonopah, Nevada (89049)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89049 (Tonopah, NV)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 24.0% of homes vacant — above national norms.
- Declining values: -0.9% 5-year CAGR — values have moved lower.
- Elevated poverty: 22.3% poverty rate — can affect rent collection.
- Lower household income: $35,140 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Tonopah, NV (89049)?
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Market Analysis: 89049 Tonopah
This part of Nye County is not an easy win. The 89049 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $163K asset, 89049 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 89049 sits on the difficult end of the NV spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 89049 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 89049 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Tonopah:
Market Trends
Home Value History (with trend line)
📊 How Does 89049 Compare?
| Metric | 89049 | Tonopah | Pahrump, NV | Nevada |
|---|---|---|---|---|
| Home Value | $163,127 | $163,127 | N/A | $444,019 |
| 5-Year CAGR | N/A | N/A | N/A | 6.8% |
| Avg Rent | $1,332 | $1,332 | N/A | - |
| Cap Rate | 6.4% | 6.4% | - | - |
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 89049 (Tonopah, NV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $163,127 |
| Monthly Rent | $1,332 |
| Price-to-Rent | 10.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.8% |
| Cap Rate | 6.4% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | -2.0% ▼ |
| 5-Year CAGR | -0.9% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 89049
Population: 2,711
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 89049
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
How much rent can I charge in Tonopah, NV?
Average rent in Tonopah, NV is approximately $1,332/mo per month. Against $163K home values that yields a reasonable rent-to-price ratio.
What kind of tenants rent in Tonopah, NV?
Tenant demand in Tonopah, NV is solid. The local workforce $1,332/mo rents across most rental classes.
Is real estate in Tonopah, NV a good investment right now?
Investors tracking Tonopah, NV will find a 3.0/5 rating supported by $163K median home values and $1,332/mo rents. That profile suits long-term holders targeting reliable returns.
What is the typical vacancy rate in Tonopah, NV?
Rental vacancy in Tonopah, NV is elevated. Investors should budget normal turnover but not chronic empty units.
How do home values compare in Tonopah, NV?
Median home price in Tonopah, NV is near $163K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
You know 89049 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89049 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 89049 ranks in Pahrump, NV
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