Real Estate Investing in North Las Vegas, Nevada (89084)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89084 (North Las Vegas, 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.
No major risk flags on the data we track.
What’s happening in North Las Vegas, NV (89084)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89084 North Las Vegas
ZIP 89084 in North Las Vegas, NV carries a significant set of headwinds. Home values near $448K and rents of $1,984/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 89084 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader NV picture, 89084 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Put differently, 37,097 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 89084 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 North Las Vegas:
Property Strategy for 89084
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $349,396 | $2,140 | 4.4% | +5.8% | $174,698 |
| 3BR | $411,503 | $2,980 | 5.2% | +6.4% | $137,168 |
| 4BR | $497,077 | $3,410 | 4.9% | +6.4% | $124,269 |
| 5BR | $608,642 | — | — | +7.6% | $121,728 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89084 Compare?
| Metric | 89084 | North Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $447,744 | $414,169 | N/A | $444,019 |
| 5-Year CAGR | 3.2% | 4.2% | N/A | 6.8% |
| Avg Rent | $1,984 | $1,904 | N/A | - |
| Cap Rate | 3.5% | 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 89084 (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 | $447,744 |
| Monthly Rent | $1,984 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | -1.4% ▼ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 89084
Population: 37,097
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 89084
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Cozine Steve and Linda ES
Wolfe Eva ES
Antonello Lee ES
Elizondo Raul P ES
Guy Addeliar D III 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
Investor Insight: With 7,008 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical renter like in North Las Vegas, NV?
Tenant quality in North Las Vegas, NV ranks as solid. Landlords generally report measured occupancy at market rents of $1,984/mo.
How does North Las Vegas, NV rate as a rental market?
North Las Vegas, NV rates 3.0/5 for investability. With median values at $448K and rents near $1,984/mo, the market offers reasonable fundamentals for rental investors.
What does house hacking look like in North Las Vegas, NV?
The a challenging house-hack environment in North Las Vegas, NV reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Should investors worry about vacancy in North Las Vegas, NV?
North Las Vegas, NV sees elevated vacancy, which is reasonable relative to the broader NV rental market.
Is North Las Vegas, NV good for landlords?
North Las Vegas, NV falls under NV landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 89084 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89084 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 89084 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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