More Henderson recognition as one of America's best cities

[Jason R.]

It seems like every year there are multiple publications that put Henderson in America's top rankings for various reasons. Last month, 24/7 Wall St. published Henderson as the 33rd best city to live. 

http://247wallst.com/special-report/2015/11/05/ame...

In case you want to look at Henderson data on the variables included in this determination, the above link has some interactive info that isn't included below.

33. Henderson, Nevada

> Population: 277,458
> Median home value: $243,600
> Poverty rate: 9.7%
> Pct. with at least a bachelor’s degree: 31.6%
> Amenities per 100,000 residents: 239.0

A suburb of Las Vegas, Henderson is one of America’s best places to live. The median household income in Henderson is $62,592 a year, and when adjusted for the city’s low cost of living, it is about $600 higher. Low property tax also helps keep money in Henderson residents’ pockets. Residents pay just 0.74% of their home value in property taxes, one of the lowest rates in the country.

Nearly one-fourth of the city’s labor force works in the arts and entertainment industry, and three casinos are among the top five employers. Henderson is also a fairly safe place. Just 165 violent crimes were reported per 100,000 people last year, more than 200 fewer per 100,000 than in the rest of the country. Located in the Mojave Desert, Henderson has a hot desert climate and gets about a quarter inch of rain per month on average.

[Robert Adams]

Yes Henderson has good cash flow. Some other areas of Vegas can get you better CAP rates but then you need to factor for lower buyer demand, school ratings, crime rates, vandalism, etc. Some areas with high CAP rates often times look better on paper until you start factoring in the items above.

If you are buying in Vegas/Henderson I like the $300k to $400k price range. It has been sluggish the last year or so and with the lower price range in such high demand and values rising so quickly it is only a matter of time until the lower price range starts driving the value up in the $300k - $400k range. I am expecting good appreciation in this higher price throughout 2016. This is why I plan to go after this higher price range now while there is still plenty of inventory and demand is mediocre.