Real Estate Investing in Henderson, Nevada (89014)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89014 (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 (89014)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89014 Henderson
This part of Clark County is not an easy win. The 89014 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 89014 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 89014's metrics run below Clark County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 89014 includes headwinds that any investor should price in. Income distribution skews lower than Henderson averages, and tenant stability requires active management.
The 89014 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Henderson:
Property Strategy for 89014
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $243,827 | $1,970 | 5.8% | +6.2% | $121,914 |
| 3BR | $414,007 | $2,740 | 4.8% | +6.9% | $138,002 |
| 4BR | $508,371 | $3,140 | 4.4% | +6.8% | $127,093 |
| 5BR | $597,257 | — | — | +7.2% | $119,451 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89014 Compare?
| Metric | 89014 | Henderson | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $405,393 | $485,530 | N/A | $444,019 |
| 5-Year CAGR | 3.9% | 3.7% | N/A | 6.8% |
| Avg Rent | $1,471 | $1,893 | N/A | - |
| Cap Rate | 2.8% | 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 89014 (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 | $405,393 |
| Monthly Rent | $1,471 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 Rent Trends
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +0.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 89014
Population: 42,138
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 89014
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
French Doris ES
Gibson James ES
Harmon Harley 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
Frequently Asked Questions
Is real estate in Henderson, NV a good investment right now?
Henderson, NV scores 3.0/5 for investability. Home values sit at $405K and rents near $1,471/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How strong is tenant demand in Henderson, NV?
Working renters make up the core of the Henderson, NV tenant base. The pool is reasonable for investors targeting long-term holds.
What is the typical rental rate in Henderson, NV?
Investors in Henderson, NV typically see rents near $1,471/mo per month against $405K home values - a solid setup for rental cash flow.
Do landlords face vacancy issues in Henderson, NV?
Expect elevated vacancy in Henderson, NV. Rents at $1,471/mo are absorbed by the tenant base without meaningful lag.
What does house hacking look like in Henderson, NV?
The a challenging house-hack environment in Henderson, NV reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 89014 now. You don’t know where it ranks.
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How 89014 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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