Reno, NV · Nevada
Washoe County
ZIP 89412
491,770 residents2,395 permits TTM$85,600 median HHI26 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$496,600
ACS 5-Year
Cap rate proxy
3.6%
FMR × 0.65 ÷ Home Value
Rent-to-income
21.1%
HUD FMR ÷ ACS HHI
Net migration
+2.09%
IRS SOI
Permits (TTM)
2,395
Census BPS
Climate risk
96.7
FEMA NRI (0–100)
ZIP 89412
Median home value
—
Gross yield
—
Cap rate
3.6%
Rent gap
—
Affordability
P/I: 5.8R/I: —
Section 8 detail
SAFMR: —Rent: —Gap: —
ZIP code breakdown26 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 89431 | — | — | — | 5.1% | — |
| 89506 | — | — | — | 5.6% | — |
| 89512 | — | — | — | 5.1% | — |
| 89433 | — | — | — | 4.2% | — |
| 89501 | — | — | — | 4.2% | — |
Ranked by composite score
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Demographics
Owner-occupied
59.5%
Census ACS
Vacancy rate
8.3%
Census ACS
Bachelor's degree +
33.2%
Census ACS
Rent burdened
48.7%
Census ACS (>30% income)
Median age
38.9
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026