You can still find properties in the $120–180k range hitting the 1% rule and cash flowing, plus it’s very landlord-friendly which helps new investors.

For a more in-depth view of the Las Vegas investment market, DM me for a link to our blog site which contains more information on investing in general and investing in Las Vegas in particular.Before I continue, note that the charts only include properties that match the following profile, unless otherwise noted.Type: Single-familyConfiguration: 1,000 SF to 3,000 SF, 2+ bedrooms, 2+ baths, 2+ garage, minimum lot size is 3,000 SF.Price range: $320,000 to $475,000Location: All zip codes marked in green below have one or more of our client’s investment properties.What we are seeing:The chart below is from the MLS and includes ALL property types and price ranges.Inventory began rising in late December 2024 and continued through June, but has since leveled off.Rental Market TrendsThe charts below are only relevant to the property profile that we target.Rentals - Median $/SF by MonthRents remained stable MoM and marginally up YoY.

When high interest rates and low inventory make buying a home more difficult, the pool of renters naturally grows.

Here's the deal, new home builders have lots of inventory, sure they want to sell to owner occupants that are going to live there and get regular owner occupant mortgages like conventional, FHA and VA. 

You can still find solid single-family rentals in the $120–180K range that hit the 1% rule and cash flow from day one, which is rare in most major metros.

The October 2025 report from the Austin Board of REALTORS® shows a market continuing to follow its typical fall rhythm, with stable pricing, steady buyer activity, and rising inventory across both Austin and the greater metro area.

You can still find multifamily and single-family properties in the $120K–180K range that hit the 1% rule and cash flow from day one, and the city’s seeing huge population and job growth thanks to companies like Intel, Amazon, Google, Honda, and Microsoft expanding here.

I wanted to grab the experienced investor's thought process of which is a good entry market to start in if you are starting from 0 properties and $50,000, and eagerly wanted to work your way up and why.Houston - Has inventory, no state income tax, and has better quality houses for cheaper.

It’s clear that the rental market is shifting fast, especially in TX and FL where elevated inventory is giving renters more leverage.As investors and property managers, adapting strategy is everything: realistic pricing, solid tenant screening, and proactive marketing make all the difference right now.I’ve been helping clients navigate these exact challenges — turning data into smarter leasing decisions and stronger returns.Let’s connect if you want to position your portfolio for stability and long-term cash flow despite market changes.

Inventory reached 1.55 million homes, matching a five-year high — though still below pre-COVID levels.📊 Bottom line: These closings reflect buyers shopping back in July and August, before rates began to dip.