Real Estate Investing in Glenbrook, Nevada (89413)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89413 (Glenbrook, NV)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 54.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 194.8 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Glenbrook, NV (89413)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89413 Glenbrook
Not every below-median market is a bargain. Glenbrook's 89413 ZIP posts signals that favor experienced operators who can absorb the risk $3.4M pricing implies.
Rent of $1,458/mo on a $3.4M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 89413 sits below the stated 0.0% once reality is priced in.
The gap between 89413 and stronger Glenbrook ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A significant renter share of 4% in 89413 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 89413 is an operator game, not a passive one. From an investor standpoint, entry prices of $3.4M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Glenbrook:
Market Trends
Home Value History (with trend line)
📊 How Does 89413 Compare?
| Metric | 89413 | Glenbrook | Gardnerville Ranchos, NV | Nevada |
|---|---|---|---|---|
| Home Value | $3,408,116 | $3,408,116 | N/A | $444,019 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 6.8% |
| Avg Rent | $1,458 | $1,458 | N/A | - |
| Cap Rate | 0.3% | 0.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 89413 (Glenbrook, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89413 (Glenbrook, NV)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $3,408,116 |
| Monthly Rent | $1,458 |
| Price-to-Rent | 194.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 0.5% |
| Cap Rate | 0.3% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | +20.7% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (0.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 89413
Population: 734
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
🎓 Nearby Colleges & Universities
Investor Insight: With 4,989 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Glenbrook, NV?
Homes in Glenbrook, NV typically sell near $3.4M. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Does Glenbrook, NV favor landlords or tenants?
Glenbrook, NV operates under NV law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Are tenants stable in Glenbrook, NV?
Glenbrook, NV draws a reliable base of working renters. Demand at the $1,458/mo rent level is reasonable for standard single-family and small multi rentals.
Is house hacking profitable in Glenbrook, NV?
House hacking works a tougher in Glenbrook, NV. Rents of $1,458/mo against $3.4M acquisition make the strategy solid for owner-occupants.
Should investors consider Glenbrook, NV?
The 2.0/5 investability rating in Glenbrook, NV reflects its $3.4M prices and $1,458/mo rents. Investors generally consider it a solid option within NV.
You know 89413 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89413 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 89413 ranks in Gardnerville Ranchos, NV
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 89413 (Glenbrook)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 89413 (Glenbrook, NV).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.