Real Estate Investing in North Las Vegas, Nevada (89032)
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Should you buy in 89032 (North Las Vegas, 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 North Las Vegas, NV (89032)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89032 North Las Vegas
The 89032 ZIP in North Las Vegas, NV is a local-operator market. Outside capital chasing a $393K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 89032 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in North Las Vegas have seen price recovery that 89032 has not matched. Clark County data supports the view that the spread is structural rather than temporary.
The demographic picture in 89032 includes headwinds that any investor should price in. Income distribution skews lower than North Las Vegas averages, and tenant stability requires active management.
New investors are better served looking at North Las Vegas's stable or hybrid ZIPs before stepping into 89032. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in North Las Vegas:
Property Strategy for 89032
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $264,209 | $1,830 | 5.0% | +7.8% | $132,105 |
| 3BR | $379,570 | $2,550 | 4.8% | +7.4% | $126,523 |
| 4BR | $420,571 | $2,920 | 5.0% | +7.4% | $105,143 |
| 5BR | $493,218 | — | — | +8.2% | $98,644 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89032 Compare?
| Metric | 89032 | North Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $393,213 | $414,169 | N/A | $444,019 |
| 5-Year CAGR | 4.4% | 4.2% | N/A | 6.8% |
| Avg Rent | $1,695 | $1,904 | N/A | - |
| Cap Rate | 3.4% | 3.6% | - | - |
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 89032 (North Las Vegas, 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 | $393,213 |
| Monthly Rent | $1,695 |
| Price-to-Rent | 19.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | -6.1% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +1.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 89032
Population: 48,055
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 89032
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 7,008 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is the tenant base reliable in North Las Vegas, NV?
Tenant demand in North Las Vegas, NV is solid. The local workforce $1,695/mo rents across most rental classes.
Which investment style suits North Las Vegas, NV?
Investors usually favor careful cash-flow rentals with hands-on management in North Las Vegas, NV. With home values at $393K and rents near $1,695/mo, other strategies can work but produce steady rather than outsized returns.
What kind of vacancy should I budget for in North Las Vegas, NV?
North Las Vegas, NV vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How viable is house hacking in North Las Vegas, NV?
The house hack math a challenging in North Las Vegas, NV. Owner-occupant buyers benefit from the $1,695/mo rents and $393K home values.
How expensive is real estate in North Las Vegas, NV?
The median home value in North Las Vegas, NV is roughly $393K. That puts it reasonable relative to the NV statewide average.
You know 89032 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89032 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 89032 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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