Real Estate Investing in Henderson, Nevada (89011)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89011 (Henderson, NV)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
What’s happening in Henderson, NV (89011)?
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Market Analysis: 89011 Henderson
This part of Clark County is not an easy win. The 89011 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 89011 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 89011 and stronger Henderson ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 89011 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Henderson's stable or hybrid ZIPs before stepping into 89011. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Henderson:
Property Strategy for 89011
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $218,365 | $1,640 | 5.4% | +10.1% | $218,365 |
| 2BR | $370,507 | $1,930 | 3.8% | +6.7% | $185,254 |
| 3BR | $461,287 | $2,680 | 4.2% | +6.3% | $153,762 |
| 4BR | $542,691 | $3,080 | 4.1% | +6.5% | $135,673 |
| 5BR | $664,092 | — | — | +6.7% | $132,818 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89011 Compare?
| Metric | 89011 | Henderson | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $475,439 | $485,530 | N/A | $444,019 |
| 5-Year CAGR | 3.5% | 3.7% | N/A | 6.8% |
| Avg Rent | $1,871 | $1,893 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 89011 (Henderson, NV). Anonymous, moderated, never written by AI.
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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 | $475,439 |
| Monthly Rent | $1,871 |
| Price-to-Rent | 21.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +0.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 89011
Population: 35,910
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 89011
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
Does Henderson, NV make sense for an investment property?
With a 3.0/5 investability score, Henderson, NV ranks as a solid market for rental property investors. Median prices of $475K and rents of $1,871/mo drive the underlying numbers.
Do landlords face vacancy issues in Henderson, NV?
Rental vacancy in Henderson, NV is elevated. Investors should budget normal turnover but not chronic empty units.
How strong are rents in Henderson, NV?
Investors in Henderson, NV typically see rents near $1,871/mo per month against $475K home values - a solid setup for rental cash flow.
Is Henderson, NV good for house hacking?
The house hack math a challenging in Henderson, NV. Owner-occupant buyers benefit from the $1,871/mo rents and $475K home values.
How strong is the working-renter base in Henderson, NV?
The renter base in Henderson, NV is reasonable for the $1,871/mo price point. Screening well and pricing to market typically yields predictable tenants.
You know 89011 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89011 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 89011 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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Community Ratings
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