Short answer: In Henderson, NV, the median home value is $520,400 and the median 3-bedroom rents for $2,253/mo (Census ACS 2024). That's a rent-to-price ratio of 0.43%, so it misses the 1% rule and would place #33 among the 50 largest US rental markets (Henderson is the #92 US city by renter households). With 20% down at 7.32%, FirstDoor scores a median-priced home Pass (−$1,445/mo cash flow).
Key numbers
The 1% rule in Henderson
The 1% rule says monthly rent should be at least 1% of the price. Here's how Henderson compares.
Across all rentals (not just 3-bedrooms) the ratio is 0.36%. A home renting for the median 3-bedroom rent would need to cost about $225,000 or less to pass.
A typical Henderson home, scored
We took a home at the median value, gave it the median 3-bedroom rent, and ran it through the same math as the FirstDoor calculator: 20% down, a 30-year loan at 7.32%, the city's median tax rate, and standard expense budgets.
| 3-bedroom rent (median) | $2,253 |
| Property tax ($2,592/yr, local median) | −$216 |
| Insurance ($2,600/yr, assumed) | −$217 |
| Vacancy 5% · Maintenance 5% · Management 8% | −$406 |
| Net operating income | $1,415 |
| Mortgage (P&I on $416,320 at 7.32%) | −$2,860 |
| Monthly cash flow | −$1,445 |
What price works in Henderson?
How low would the price need to be? With the median Henderson 3-bedroom rent, here's where each result kicks in.
Takeaways
- Henderson's 0.43% ratio is a long way from the 1% rule (it would place #33 among the 50 largest). Most investors here are betting on appreciation, not monthly income.
- A median-priced home here would cost you about $1,445/mo out of pocket after the mortgage and every expense. To break even you'd need to pay about $292,000, 44% below the median.
- Rents (+6.4%) and home values (+5.4%) moved roughly together from 2023 to 2024, so the ratio barely changed.
- Property taxes are light: the median bill is $2,592, about 0.50% of value versus 0.89% nationally.
- Renters already spend a median 33.7% of income on rent, so don't count on big rent increases.
Frequently asked questions
Does Henderson pass the 1% rule?
No, on typical numbers. The median 3-bedroom gross rent is $2,253/mo and the median home value is $520,400 (Census ACS 2024 1-year), a ratio of 0.43%. To pass at that rent, a home would need to cost about $225,000 or less.
What is the typical rent for a 3-bedroom in Henderson?
The median gross rent for a 3-bedroom in Henderson, NV is $2,253 a month, and $1,863 across all rentals (Census ACS 2024 1-year). Gross rent includes utilities the renter pays, so the landlord's share can be a bit lower. The 3-bedroom median rose 6.4% from 2023.
Can you cash flow a rental in Henderson?
At the median price, not easily. With 20% down at 7.32% and realistic expenses, a $520,400 home renting for $2,253 loses about $1,445/mo. It breaks even at roughly $292,000.
How much cash do you need to buy a typical rental in Henderson?
About $119,680: a 20% down payment of $104,080 plus closing costs we assume at 3% ($15,600). Lenders often also want several months of reserves. Investment loans commonly need 15–25% down.
Is Henderson a good place to buy a first rental?
FirstDoor scores a median-priced home in Henderson as Pass (0 of 8 points). That's a starting point, not a verdict on every listing: neighborhoods vary, and buying below the median changes the math. Run any listing through the free calculator.
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Sources
Data: U.S. Census Bureau, 2024 American Community Survey 1-year estimates (released September 2025); year-over-year changes compare with 2023. Mortgage rate: Freddie Mac PMMS, week of October 22, 2026. Retrieved October 15, 2026. Insurance ($2,600/yr), closing costs (3%), maintenance (5%) and management (8%) are FirstDoor assumptions, not local data. Investment-property loans often price above the PMMS average. Medians describe the whole city, not any one home. Educational content, not financial advice.