Real Estate Investing in Henderson, Nevada (89052)
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Should you buy in 89052 (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.
- High price-to-rent: Price-to-rent ratio 26.0 — hard to cash-flow at these prices.
What’s happening in Henderson, NV (89052)?
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Market Analysis: 89052 Henderson
ZIP 89052 in Henderson, NV carries a notable set of headwinds. Home values near $605K and rents of $1,940/mo sit inside a market where underwriting has to be tight.
The 89052 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 89052 and stronger Henderson ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 89052 ZIP's population of 59,542 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Strategically, 89052 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 89052
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $222,155 | $1,900 | 6.2% | +6.2% | $222,155 |
| 2BR | $463,206 | $2,230 | 3.5% | +5.9% | $231,603 |
| 3BR | $559,084 | $3,100 | 4.0% | +6.9% | $186,361 |
| 4BR | $689,887 | $3,550 | 3.7% | +7.4% | $172,472 |
| 5BR | $886,177 | — | — | +8.2% | $177,235 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89052 Compare?
| Metric | 89052 | Henderson | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $605,054 | $485,530 | N/A | $444,019 |
| 5-Year CAGR | 3.9% | 3.7% | N/A | 6.8% |
| Avg Rent | $1,940 | $1,893 | N/A | - |
| Cap Rate | 2.5% | 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 89052 (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 | $605,054 |
| Monthly Rent | $1,940 |
| Price-to-Rent | 26.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +1.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 89052
Population: 59,542
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 89052
Schools in This ZIP Code
About Repit School Scores
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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
What price range are homes in Henderson, NV?
Median home price in Henderson, NV is near $605K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
How viable is house hacking in Henderson, NV?
House hacking in Henderson, NV is a challenging. With home values around $605K and rents at $1,940/mo, owner-occupants can offset a meaningful share of PITI.
Which real estate strategy fits Henderson, NV?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Henderson, NV. The numbers - $605K homes against $1,940/mo rents - support that play.
Is Henderson, NV landlord-friendly?
NV ranks as a landlord-friendly state for landlord-tenant law. Henderson generally follows the statewide framework, so landlords face reasonable operating rules.
What are rental rates like in Henderson, NV?
Rental rates in Henderson, NV average $1,940/mo. Tenant demand and $605K home values make the yield look reasonable by investor standards.
You know 89052 now. You don’t know where it ranks.
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How 89052 ranks in Las Vegas-Henderson-Paradise, NV
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