Real Estate Investing in Minden, Nevada (89423)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89423 (Minden, NV)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
What’s happening in Minden, NV (89423)?
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Market Analysis: 89423 Minden
The 89423 ZIP in Minden, NV is a local-operator market. Outside capital chasing a $714K entry has to pair deep knowledge with the discount.
On balance, the numbers look inviting — $714K purchase price, 0.0% nominal cap — the work to hit that pro forma in 89423 is substantial and deserves full respect.
In the broader NV picture, 89423 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 89423 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 89423 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Minden:
Property Strategy for 89423
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $440,382 | $2,160 | 3.5% | +4.3% | $220,191 |
| 3BR | $658,474 | $3,000 | 3.3% | +6.1% | $219,491 |
| 4BR | $795,364 | $3,620 | 3.3% | +6.4% | $198,841 |
| 5BR | $941,267 | — | — | +7.0% | $188,253 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89423 Compare?
| Metric | 89423 | Minden | Gardnerville Ranchos, NV | Nevada |
|---|---|---|---|---|
| Home Value | $713,730 | $713,730 | N/A | $444,019 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 6.8% |
| Avg Rent | $2,750 | $2,750 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 89423 (Minden, NV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $713,730 |
| Monthly Rent | $2,750 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (3.0%). 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 89423
Population: 10,828
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 89423
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.
🎓 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
Does house hacking make sense in Minden, NV?
Minden, NV offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,750/mo rent level.
Are tenants stable in Minden, NV?
Minden, NV offers a reliable renter base at the $2,750/mo rent level. Tenant turnover is reasonable for well-managed properties.
How expensive is real estate in Minden, NV?
Minden, NV median home values land near $714K. That is reasonable territory for investors looking at $2,750/mo-per-month rentals.
What is the smart move for investors in Minden, NV?
Minden, NV investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($714K prices, $2,750/mo rents) make it a reasonable choice.
What is the typical rental rate in Minden, NV?
Average rent in Minden, NV is approximately $2,750/mo per month. Against $714K home values that yields a reasonable rent-to-price ratio.
You know 89423 now. You don’t know where it ranks.
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How 89423 ranks in Gardnerville Ranchos, NV
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