What is the rental yield in Green Valley South, Henderson, Nevada?

The gross yield in Green Valley South, Henderson, Nevada is 4.4%. Prices are in line with the city median and the state median, and prices are flat at -0.4% over the past year. The neighborhood also has a Red Flag score of 53 and walkability of 62.

How does Green Valley South compare with Henderson, Nevada overall?

Green Valley South, Henderson, Nevada is priced in line with both the city median and the state median, with gross yield of 4.4%. Over the past year, prices are flat at -0.4%. It also has walkability of 62, education in the 27th percentile, and a Red Flag score of 53.

What do the walkability and school scores look like in Green Valley South, Henderson, Nevada?

Green Valley South, Henderson, Nevada has walkability of 62 and education in the 27th percentile. That combines moderate walkability with a lower school-district test-score percentile. The market also shows a 4.4% gross yield, prices in line with the city and state medians, and a Red Flag score of 53.

Neighborhood

Green Valley South

Henderson, Nevada US

Green Valley South, Henderson, Nevada is a mid-priced market with moderate yield, limited price movement, and a moderate risk score. Prices are in line with both the city median and the state median, while gross yield is 4.4%. Over the past year, prices are flat at -0.4%. The Red Flag score is 53, walkability is 62, and education is in the 27th percentile, giving it a balanced but less dynamic profile.

AI Summary•Updated May 2026

Area

3.67 mi²

ZIP Code

89074

County

Clark County

State

Nevada

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$457,864

YoY-0.4%

Gross Rental Yield

4.4%

Listed rent · ZORI annualized

Red Flag Index

Moderate

53 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

27 / 100

Limited · better than 27% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Green Valley South Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Green Valley South, Henderson.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$457,864	-0.4%
Price / Sq Ft (Verified)	$261/sqft	-1.1%
Asking Rent (Median)	$1,677/mo	-2.8%
Gross Rental Yield	4.4%	—
Liquidity Score	44 / 100	Moderate
Homes Sold (Period)	185	+17.8%

Is Green Valley South Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Nevada crime context.

Red Flag Breakdown

53 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Heat100Very High

Flood80Very High

Earthquake80Very High

Hail60High

Wildfire40Moderate

Hurricane20Low

Tornado20Low

Strong Wind20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Nevada averaged 26.0 crimes and 4.0 violent per 1,000 residents (-11.1% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Active transaction volume — 185 homes sold last period

Dense amenities — 44 dining & 14 grocery options nearby

Heat risk is Very High (100/100)

Flood risk is Very High (80/100)

Insights are generated from Green Valley South's live DistrictScore metrics.

Green Valley South Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Nevada-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

7.1 µg/m³ Meets EPA, above WHO guideline+93.6% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Green Valley South centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 82% of U.S. neighborhoods.

Nevada Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	26.0	4.0	-11.1%
2023	29.7	4.3	+5.2%
2022	28.6	4.6	+8.3%
2021	26.6	4.3	+11.9%
2020	23.9	4.6	-14.3%
2019	28.3	5.0	—

Reported at the state level — the finest official US crime aggregation; Green Valley South inherits the Nevada figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Green Valley South

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor1 nearbyModerate

Point-source screening near Green Valley South: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Green Valley South

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

62

Somewhat Walkable

Walkability Score

14

Grocery

44

Dining

9

Schools

0

Universities

7

Hospitals

2

Pharmacies

16

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Green Valley South's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Green Valley South vs Henderson vs Nevada

How Green Valley South benchmarks against its city and state medians.

Benchmark vs City & State

In Green Valley South, the median sale price sits in line with the median for Henderson neighborhoods and in line with the statewide median. Gross rental yield is 4.4%, against 4.6% for Henderson neighborhoods and 4.5% statewide. Over the past 12 months, prices were broadly flat. Transaction liquidity sits below the median for Henderson neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Green Valley South	$261/sqft	4.4%	44
Henderson	$259/sqft	4.6%	48
Nevada	$259/sqft	4.5%	39

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Buying Property in the US as a Foreigner

Federal & Nevada tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.50% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: real property transfer tax ~$1.95 per $500.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Nevada property-tax guidance for foreign buyers

Latest Henderson Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Green Valley South Real Estate FAQ

Green Valley South, Henderson, Nevada has a steady but moderate profile. Prices are in line with the city median and the state median, gross yield is 4.4%, and prices are flat at -0.4% over the past year. The Red Flag score is 53, with walkability of 62 and education in the 27th percentile.

Neighborhoods near Green Valley South

Compare Green Valley South with nearby neighborhoods in Henderson.

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