Real Estate Investing in Henderson, Nevada (89074)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89074 (Henderson, 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 Henderson, NV (89074)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89074 Henderson
This part of Clark County is not an easy win. The 89074 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 89074 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within NV, ZIP 89074 trails on several market indicators that neighboring Clark County submarkets outperform. The gap is real and significant enough to shape underwriting.
A resilient renter share of 42% in 89074 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. notable returns are possible in 89074, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Henderson:
Property Strategy for 89074
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $210,193 | $1,810 | 6.2% | +6.9% | $210,193 |
| 2BR | $304,055 | $2,120 | 5.0% | +6.3% | $152,028 |
| 3BR | $434,436 | $2,950 | 4.9% | +6.6% | $144,812 |
| 4BR | $555,505 | $3,380 | 4.4% | +6.9% | $138,876 |
| 5BR | $688,693 | — | — | +7.5% | $137,739 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89074 Compare?
| Metric | 89074 | Henderson | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $465,816 | $485,530 | N/A | $444,019 |
| 5-Year CAGR | 3.9% | 3.7% | N/A | 6.8% |
| Avg Rent | $1,736 | $1,893 | N/A | - |
| Cap Rate | 2.9% | 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 89074 (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 | $465,816 |
| Monthly Rent | $1,736 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | -1.1% ▼ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -3.9% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +0.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 89074
Population: 51,843
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 89074
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Thorpe Jim ES
Brown Hannah Marie ES
Mack Nate ES
McDoniel Estes M ES
Treem Harriet ES
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
Frequently Asked Questions
What do landlords charge for rent in Henderson, NV?
The typical rental in Henderson, NV commands about $1,736/mo monthly. That rent profile measured cash flow against the $466K purchase basis.
Do landlords face vacancy issues in Henderson, NV?
Occupancy in Henderson, NV runs reliable with elevated vacancy. Well-priced units at $1,736/mo lease on reasonable timelines.
What is the average home sale price in Henderson, NV?
Henderson, NV median home values land near $466K. That is reasonable territory for investors looking at $1,736/mo-per-month rentals.
What investment strategy works best in Henderson, NV?
A careful cash-flow rentals with hands-on management strategy Henderson, NV best. The market produces measured results for that approach at the $466K price point.
Is the tenant base reliable in Henderson, NV?
Henderson, NV offers a steady renter base at the $1,736/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 89074 now. You don’t know where it ranks.
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How 89074 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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