Real Estate Investing in Henderson, Nevada (89015)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89015 (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: 9.0% vacancy may signal weakening demand.
What’s happening in Henderson, NV (89015)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89015 Henderson
From a cash-flow lens, ZIP 89015 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $407K median. It rewards specialists, not generalists.
Rent of $1,872/mo on a $407K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 89015 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Henderson have seen price recovery that 89015 has not matched. Clark County data supports the view that the spread is structural rather than temporary.
Who lives in 89015 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 89015 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Henderson:
Property Strategy for 89015
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $199,757 | $1,330 | 4.8% | +4.0% | $199,757 |
| 2BR | $259,389 | $1,580 | 4.4% | +6.3% | $129,695 |
| 3BR | $391,805 | $2,210 | 4.1% | +6.8% | $130,602 |
| 4BR | $479,242 | $2,560 | 3.8% | +7.0% | $119,810 |
| 5BR | $612,803 | — | — | +7.0% | $122,561 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89015 Compare?
| Metric | 89015 | Henderson | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $407,359 | $485,530 | N/A | $444,019 |
| 5-Year CAGR | 4.1% | 3.7% | N/A | 6.8% |
| Avg Rent | $1,872 | $1,893 | N/A | - |
| Cap Rate | 3.6% | 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 89015 (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 | $407,359 |
| Monthly Rent | $1,872 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 89015
Population: 43,762
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 89015
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
Is Henderson, NV suited for a house hack?
The a challenging house-hack environment in Henderson, NV reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the best play in Henderson, NV?
For Henderson, NV, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Does Henderson, NV favor landlords or tenants?
Rental owners in Henderson, NV deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How does Henderson, NV rate as a rental market?
Henderson, NV rates 3.0/5 for investability. With median values at $407K and rents near $1,872/mo, the market offers reasonable fundamentals for rental investors.
Is housing expensive in Henderson, NV?
Henderson, NV home values average about $407K. That price point suits investors targeting rentals with $1,872/mo in monthly income.
You know 89015 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89015 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 89015 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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