Real Estate Investing in Boulder City, Nevada (89005)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89005 (Boulder City, NV)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
What’s happening in Boulder City, NV (89005)?
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Market Analysis: 89005 Boulder City
Not every below-median market is a bargain. Boulder City's 89005 ZIP clocks in at signals that favor experienced operators who can absorb the risk $474K pricing implies.
Looking more closely, the numbers look inviting — $474K purchase price, 0.0% nominal cap — the work to hit that pro forma in 89005 is substantial and deserves full respect.
Regionally, 89005 sits on the difficult end of the NV spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 89005 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 89005 is an operator game, not a passive one. Stepping back, entry prices of $474K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Boulder City:
Property Strategy for 89005
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $327,167 | $1,580 | 3.5% | +7.1% | $163,583 |
| 3BR | $480,676 | $2,210 | 3.3% | +6.7% | $160,225 |
| 4BR | $579,840 | $2,560 | 3.2% | +6.9% | $144,960 |
| 5BR | $885,370 | — | — | +7.9% | $177,074 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89005 Compare?
| Metric | 89005 | Boulder City | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $473,568 | $473,568 | N/A | $444,019 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 6.8% |
| Avg Rent | $1,561 | $1,561 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 89005 (Boulder City, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89005 (Boulder City, NV)?
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Property managers serving Clark County
Manage rentals here? List your business →Elite HOA Management, Inc. helps communities meet their goals and improve their bottom line with responsive 24-hour access and experienced staff in Las Vegas, NV. summary from their website
Golden Assets & Property Management LLC offers residential and commercial rental property management in the Las Vegas Valley, including single-family homes, fourplexes, and condominiums. summary from their website
Las Vegas Valley Community Management provides community management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $473,568 |
| Monthly Rent | $1,561 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | -4.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 89005
Population: 14,925
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 89005
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 6,234 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Can I house hack in Boulder City, NV?
Boulder City, NV offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,561/mo rent level.
Is Boulder City, NV a good market for buy-and-hold investors?
Our data puts Boulder City, NV at 3.0/5 for investability. Home prices of $474K and rents around $1,561/mo create a solid backdrop for investor activity.
How do home values compare in Boulder City, NV?
Homes in Boulder City, NV typically sell near $474K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
Is Boulder City, NV good for landlords?
Boulder City, NV falls under NV landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the typical renter like in Boulder City, NV?
Tenant quality in Boulder City, NV ranks as solid. Landlords generally report consistent occupancy at market rents of $1,561/mo.
You know 89005 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89005 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 89005 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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