Real Estate Investing in Overton, Nevada (89040)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89040 (Overton, 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.
- High vacancy: 17.8% of homes vacant — above national norms.
- Higher unemployment: 10.1% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Overton, NV (89040)?
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Market Analysis: 89040 Overton
ZIP 89040 in Overton, NV carries a substantial set of headwinds. Home values near $358K and rents of $1,422/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $358K asset, 89040 is the wrong submarket. If the plan prices in friction, the yield can still work.
On the rental side, 89040 offers a low basis, the region around Overton has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A significant renter share of 29% in 89040 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 89040 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 Overton:
Market Trends
Home Value History (with trend line)
📊 How Does 89040 Compare?
| Metric | 89040 | Overton | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $357,567 | $357,567 | N/A | $444,019 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 6.8% |
| Avg Rent | $1,422 | $1,422 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 89040 (Overton, 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 | $357,567 |
| Monthly Rent | $1,422 |
| Price-to-Rent | 21.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
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 89040
Population: 3,842
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 89040
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.
Frequently Asked Questions
How do home values compare in Overton, NV?
The median home value in Overton, NV is roughly $358K. That puts it reasonable relative to the NV statewide average.
How much rent can I charge in Overton, NV?
Average rent in Overton, NV is approximately $1,422/mo per month. Against $358K home values that yields a reasonable rent-to-price ratio.
Are renters plentiful in Overton, NV?
The tenant pool in Overton, NV is solid, supported by local employment and population fundamentals. Rents of $1,422/mo are well-absorbed by the market.
How quickly do rentals get leased in Overton, NV?
Overton, NV sees elevated vacancy, which is reasonable relative to the broader NV rental market.
Is Overton, NV good for landlords?
Rental owners in Overton, NV deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 89040 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89040 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 89040 ranks in Las Vegas-Henderson-Paradise, NV
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