Real Estate Investing in Las Vegas, Nevada (89109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89109 (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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 73.9% of homes vacant — above national norms.
- 1-year downturn: Values declined 7.9% in the last year.
- Elevated poverty: 22.0% poverty rate — can affect rent collection.
What’s happening in Las Vegas, NV (89109)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89109 Las Vegas
ZIP 89109 in Las Vegas, NV carries a substantial set of headwinds. Home values near $358K and rents of $2,259/mo sit inside a market where underwriting has to be tight.
The investment case in 89109 is notable only for operators who understand what they are buying. A $358K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 89109 sits on the difficult end of the NV spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Turning to rents, 6,924 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, 89109 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 Las Vegas:
Property Strategy for 89109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $385,526 | $1,330 | 2.5% | +3.7% | $385,526 |
| 2BR | $591,032 | $1,580 | 1.9% | +7.3% | $295,516 |
| 3BR | $876,489 | $2,210 | 1.8% | +7.7% | $292,163 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89109 Compare?
| Metric | 89109 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $357,868 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 2.8% | 4.3% | N/A | 6.8% |
| Avg Rent | $2,259 | $1,858 | N/A | - |
| Cap Rate | 4.9% | 3.3% | - | - |
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 89109 (Las Vegas, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89109 (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 | $357,868 |
| Monthly Rent | $2,259 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | -7.9% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +2.2% ▲ |
🏠 Rent Trends
| 1-Year | -15.4% ▼ |
| 3-Year CAGR | -3.8% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). 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 89109
Population: 6,924
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 89109
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Decker C H ES
Thiriot Joseph E ES
Thomas Ruby S ES
Stewart Helen J
South Academic Center J-SHS
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 3,824 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Las Vegas, NV?
Rental rates in Las Vegas, NV average $2,259/mo. Tenant demand and $358K home values make the yield look reasonable by investor standards.
What is the smart move for investors in Las Vegas, NV?
Most investors in Las Vegas, NV run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is real estate in Las Vegas, NV a good investment right now?
Las Vegas, NV scores 3.0/5 for investability. Home values sit at $358K and rents near $2,259/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Does house hacking make sense in Las Vegas, NV?
House hacking in Las Vegas, NV is reasonable to execute. Prices around $358K and rents of $2,259/mo solid owner-occupant economics.
How strict are landlord regulations in Las Vegas, NV?
Las Vegas, NV operates under NV law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
You know 89109 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89109 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 89109 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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