Real Estate Investing in Smith, Nevada (89430)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89430 (Smith, NV)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 44.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 47.8 — 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 Smith, NV (89430)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89430 Smith
ZIP 89430 inside Lyon County looks affordable on the surface — median value of $614K — but the discount exists for reasons that a careful buyer should understand before committing.
From a cash-flow lens, the numbers look inviting — $614K purchase price, 0.0% nominal cap — the work to hit that pro forma in 89430 is substantial and deserves full respect.
ZIP 89430's metrics run below Lyon County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Put differently, 84 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Smith:
Market Trends
Home Value History (with trend line)
📊 How Does 89430 Compare?
| Metric | 89430 | Smith | Fernley, NV | Nevada |
|---|---|---|---|---|
| Home Value | $614,355 | $614,355 | N/A | $444,019 |
| 5-Year CAGR | 3.3% | 3.3% | N/A | 6.8% |
| Avg Rent | $1,071 | $1,071 | N/A | - |
| Cap Rate | 1.4% | 1.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 89430 (Smith, NV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $614,355 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 47.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (1.4%). 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 89430
Population: 84
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 89430
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 high is vacancy risk in Smith, NV?
Occupancy in Smith, NV runs consistent with elevated vacancy. Well-priced units at $1,071/mo lease on reasonable timelines.
Is rental property easy to operate in Smith, NV?
Smith, NV falls under NV landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the average monthly rent in Smith, NV?
Rental rates in Smith, NV average $1,071/mo. Tenant demand and $614K home values make the yield look reasonable by investor standards.
Is Smith, NV good for house hacking?
House hacking works a challenging in Smith, NV. Rents of $1,071/mo against $614K acquisition make the strategy solid for owner-occupants.
Is Smith, NV a smart market for rental property?
Our data puts Smith, NV at 2.0/5 for investability. Home prices of $614K and rents around $1,071/mo create a solid backdrop for investor activity.
You know 89430 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89430 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 89430 ranks in Fernley, NV
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