Real Estate Investing in Stateline, Nevada (89449)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89449 (Stateline, 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: 38.8% of homes vacant — above national norms.
- Declining values: -0.5% 5-year CAGR — values have moved lower.
What’s happening in Stateline, NV (89449)?
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Market Analysis: 89449 Stateline
The 89449 ZIP in Stateline, NV is a local-operator market. Outside capital chasing a $770K entry has to pair deep knowledge with the discount.
Rent of $2,779/mo on a $770K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 89449 sits below the stated 0.0% once reality is priced in.
The gap between 89449 and stronger Stateline ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Turning to rents, 2,785 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.
New investors are better served looking at Stateline's stable or hybrid ZIPs before stepping into 89449. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Stateline:
Property Strategy for 89449
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $567,529 | $1,620 | 2.1% | +4.3% | $283,765 |
| 3BR | $903,234 | $2,250 | 1.8% | +6.5% | $301,078 |
| 4BR | $1,282,728 | $2,720 | 1.5% | +9.1% | $320,682 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89449 Compare?
| Metric | 89449 | Stateline | Gardnerville Ranchos, NV | Nevada |
|---|---|---|---|---|
| Home Value | $769,749 | $769,749 | N/A | $444,019 |
| 5-Year CAGR | N/A | N/A | N/A | 6.8% |
| Avg Rent | $2,779 | $2,779 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 89449 (Stateline, NV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $769,749 |
| Monthly Rent | $2,779 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 2.3% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | -0.5% ▼ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (2.8%). 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 89449
Population: 2,785
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 1,941 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Stateline, NV a good market for buy-and-hold investors?
Investors tracking Stateline, NV will find a 2.0/5 rating supported by $770K median home values and $2,779/mo rents. That profile suits long-term holders targeting stable returns.
What are vacancy rates like in Stateline, NV?
Vacancy in Stateline, NV is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,779/mo.
What investment strategy works best in Stateline, NV?
Most investors in Stateline, NV run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
How qualified is the tenant pool in Stateline, NV?
Expect a solid tenant pool in Stateline, NV. The rental market absorbs $2,779/mo rents without meaningful friction.
Are landlord laws favorable in Stateline, NV?
Stateline, NV operates under NV law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
You know 89449 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89449 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 89449 ranks in Gardnerville Ranchos, NV
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