Real Estate Investing in Henderson, Nevada (89012)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89012 (Henderson, NV)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Henderson, NV (89012)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89012 Henderson
The 89012 ZIP in Henderson, NV is a local-operator market. Outside capital chasing a $529K entry has to pair deep knowledge with the discount.
Rent of $2,045/mo on a $529K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 89012 sits below the stated 0.0% once reality is priced in.
The gap between 89012 and stronger Henderson ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 89012 includes headwinds that any investor should price in. Income distribution skews lower than Henderson averages, and tenant stability requires active management.
The right play in 89012 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Henderson:
Property Strategy for 89012
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $218,648 | $1,930 | 6.4% | +6.3% | $218,648 |
| 2BR | $405,687 | $2,270 | 4.0% | +6.1% | $202,844 |
| 3BR | $490,949 | $3,160 | 4.6% | +6.8% | $163,650 |
| 4BR | $648,361 | $3,620 | 4.0% | +7.5% | $162,090 |
| 5BR | $821,031 | — | — | +8.1% | $164,206 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89012 Compare?
| Metric | 89012 | Henderson | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $529,145 | $485,530 | N/A | $444,019 |
| 5-Year CAGR | 4.0% | 3.7% | N/A | 6.8% |
| Avg Rent | $2,045 | $1,893 | N/A | - |
| Cap Rate | 3.0% | 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 89012 (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 | $529,145 |
| Monthly Rent | $2,045 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | -1.1% ▼ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 89012
Population: 38,081
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 89012
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Bartlett Selma F ES
Cox David M ES
Gibson James ES
Kesterson Lorna J ES
Roberts Aggie ES
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
How much should I expect to pay for a home in Henderson, NV?
Expect median prices around $529K in Henderson, NV. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
What are rental rates like in Henderson, NV?
Average rent in Henderson, NV is approximately $2,045/mo per month. Against $529K home values that yields a reasonable rent-to-price ratio.
What is the renter demographic in Henderson, NV?
Tenant quality in Henderson, NV ranks as solid. Landlords generally report predictable occupancy at market rents of $2,045/mo.
Do rentals sit vacant long in Henderson, NV?
Expect elevated vacancy in Henderson, NV. Rents at $2,045/mo are absorbed by the tenant base without meaningful lag.
Are eviction rules reasonable in Henderson, NV?
For rental operators, Henderson, NV rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 89012 now. You don’t know where it ranks.
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How 89012 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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