Real Estate Investing in Henderson, Nevada (89044)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89044 (Henderson, NV)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- 1-year downturn: Values declined 3.2% in the last year.
What’s happening in Henderson, NV (89044)?
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Market Analysis: 89044 Henderson
ZIP 89044 in Henderson, NV carries a solid set of headwinds. Home values near $530K and rents of $2,201/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 89044 can be a worth a close look for hunting ground — but the discount at $530K reflects genuine risk that outside investors often underestimate.
In the broader NV picture, 89044 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 89044 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 89044 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 89044
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $478,833 | $2,380 | 3.6% | +5.9% | $239,417 |
| 3BR | $498,154 | $3,310 | 4.8% | +6.2% | $166,051 |
| 4BR | $654,137 | $3,790 | 4.2% | +7.0% | $163,534 |
| 5BR | $751,804 | — | — | +7.4% | $150,361 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89044 Compare?
| Metric | 89044 | Henderson | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $530,168 | $485,530 | N/A | $444,019 |
| 5-Year CAGR | 3.0% | 3.7% | N/A | 6.8% |
| Avg Rent | $2,201 | $1,893 | N/A | - |
| Cap Rate | 3.2% | 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 89044 (Henderson, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89044 (Henderson, NV)?
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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 | $530,168 |
| Monthly Rent | $2,201 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | -3.2% ▼ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +1.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 89044
Population: 28,319
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 89044
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
What is the investability score for Henderson, NV?
Yes - Henderson, NV a 3.0/5 investability score. With $530K home prices against $2,201/mo monthly rent, the market delivers a reasonable entry point for new investors.
How much rent can I charge in Henderson, NV?
Henderson, NV rentals go for roughly $2,201/mo a month. That puts gross yield in solid territory relative to $530K acquisition costs.
Are homes affordable in Henderson, NV?
Henderson, NV home values average about $530K. That price point suits investors targeting rentals with $2,201/mo in monthly income.
Do rentals sit vacant long in Henderson, NV?
Rental vacancy in Henderson, NV is elevated. Investors should budget normal turnover but not chronic empty units.
Is Henderson, NV better for rentals, flips, or BRRRR?
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.
You know 89044 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89044 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 89044 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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