Real Estate Investing in North Las Vegas, Nevada (89086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89086 (North Las Vegas, 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.
- Elevated vacancy: 9.8% vacancy may signal weakening demand.
- Higher unemployment: 9.0% unemployment — tenant risk signal.
What’s happening in North Las Vegas, NV (89086)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89086 North Las Vegas
The 89086 ZIP in North Las Vegas, NV is a local-operator market. Outside capital chasing a $413K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 89086 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within NV, ZIP 89086 trails on several market indicators that neighboring Clark County submarkets outperform. The gap is real and solid enough to shape underwriting.
Employment concentration in 89086 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. substantial returns are possible in 89086, 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 North Las Vegas:
Property Strategy for 89086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $380,599 | $2,600 | 4.9% | +7.1% | $126,866 |
| 4BR | $452,344 | $2,980 | 4.7% | +7.5% | $113,086 |
| 5BR | $510,429 | — | — | +8.0% | $102,086 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89086 Compare?
| Metric | 89086 | North Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $412,804 | $414,169 | N/A | $444,019 |
| 5-Year CAGR | 4.3% | 4.2% | N/A | 6.8% |
| Avg Rent | $1,649 | $1,904 | N/A | - |
| Cap Rate | 3.1% | 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 89086 (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 | $412,804 |
| Monthly Rent | $1,649 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | -1.2% ▼ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 89086
Population: 8,714
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 89086
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Goynes Theron H & Naomi D ES
Dickens D L Dusty ES
Duncan Ruby ES
Hayden Don 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 real estate strategy is ideal for North Las Vegas, NV?
In North Las Vegas, NV the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $413K prices and $1,649/mo rents suits that approach.
How qualified is the tenant pool in North Las Vegas, NV?
Tenant demand in North Las Vegas, NV is solid. The local workforce $1,649/mo rents across most rental classes.
What price range are homes in North Las Vegas, NV?
North Las Vegas, NV home values average about $413K. That price point suits investors targeting rentals with $1,649/mo in monthly income.
Is North Las Vegas, NV good for landlords?
NV ranks as a landlord-friendly state for landlord-tenant law. North Las Vegas generally follows the statewide framework, so landlords face reasonable operating rules.
Does a duplex house hack pencil in North Las Vegas, NV?
House hacking in North Las Vegas, NV is a challenging. With home values around $413K and rents at $1,649/mo, owner-occupants can offset a meaningful share of PITI.
You know 89086 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89086 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 89086 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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