Real Estate Investing in North Las Vegas, Nevada (89085)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89085 (North Las Vegas, NV)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Higher unemployment: 7.2% unemployment — tenant risk signal.
What’s happening in North Las Vegas, NV (89085)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89085 North Las Vegas
Looking more closely, ZIP 89085 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $508K median. It rewards specialists, not generalists.
Rent of $2,574/mo on a $508K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 89085 sits below the stated 0.0% once reality is priced in.
In the broader NV picture, 89085 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Meanwhile, 4,618 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.
Experienced landlords with local relationships tend to find 89085 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in North Las Vegas:
Property Strategy for 89085
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $472,649 | $3,620 | 5.5% | +6.9% | $157,550 |
| 4BR | $516,519 | $4,140 | 5.8% | +7.0% | $129,130 |
| 5BR | $613,645 | — | — | +7.9% | $122,729 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89085 Compare?
| Metric | 89085 | North Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $507,631 | $414,169 | N/A | $444,019 |
| 5-Year CAGR | 4.1% | 4.2% | N/A | 6.8% |
| Avg Rent | $2,574 | $1,904 | N/A | - |
| Cap Rate | 4.0% | 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 89085 (North Las Vegas, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89085 (North Las Vegas, 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 | $507,631 |
| Monthly Rent | $2,574 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (4.0%). 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 89085
Population: 4,618
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 89085
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Goynes Theron H & Naomi D ES
Duncan Ruby ES
Hayden Don E ES
Heckethorn Howard E ES
Northeast Career and Technical Academy HS
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 average home sale price in North Las Vegas, NV?
Typical homes in North Las Vegas, NV go for around $508K. The 5-year CAGR of 0.0% stable price movement.
Is vacancy a concern in North Las Vegas, NV?
Expect elevated vacancy in North Las Vegas, NV. Rents at $2,574/mo are absorbed by the tenant base without meaningful lag.
Is rental property easy to operate in North Las Vegas, NV?
The landlord environment in North Las Vegas, NV is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How much rent can I charge in North Las Vegas, NV?
Rents in North Las Vegas, NV run near $2,574/mo. Compared with median home prices of $508K that produces solid gross yields for typical rentals.
Are tenants stable in North Las Vegas, NV?
North Las Vegas, NV draws a steady base of working renters. Demand at the $2,574/mo rent level is reasonable for standard single-family and small multi rentals.
You know 89085 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89085 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 89085 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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