Real Estate Investing in Las Vegas, Nevada (89113)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89113 (Las Vegas, 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 Las Vegas, NV (89113)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89113 Las Vegas
Stepping back, ZIP 89113 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $477K median. It rewards specialists, not generalists.
Rent of $1,841/mo on a $477K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 89113 sits below the stated 0.0% once reality is priced in.
In the broader NV picture, 89113 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 89113 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. resilient returns are possible in 89113, 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 Las Vegas:
Property Strategy for 89113
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $203,500 | $1,700 | 6.0% | +7.5% | $203,500 |
| 2BR | $270,283 | $1,990 | 5.3% | +6.2% | $135,142 |
| 3BR | $458,042 | $2,770 | 4.4% | +6.8% | $152,681 |
| 4BR | $569,557 | $3,170 | 4.0% | +6.6% | $142,389 |
| 5BR | $641,937 | — | — | +6.8% | $128,387 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89113 Compare?
| Metric | 89113 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $476,776 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 4.1% | 4.3% | N/A | 6.8% |
| Avg Rent | $1,841 | $1,858 | N/A | - |
| Cap Rate | 3.0% | 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 89113 (Las Vegas, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89113 (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 | $476,776 |
| Monthly Rent | $1,841 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | -1.7% ▼ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +2.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 89113
Population: 37,313
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 89113
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Batterman Kathy L ES
Rogers Lucille S ES
Tanaka Wayne N ES
Berkley Shelley ES
Snyder Don & Dee 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 are home prices like in Las Vegas, NV?
The median home value in Las Vegas, NV is roughly $477K. That puts it reasonable relative to the NV statewide average.
Where do rents currently stand in Las Vegas, NV?
The typical rental in Las Vegas, NV commands about $1,841/mo monthly. That rent profile consistent cash flow against the $477K purchase basis.
What approach is best for Las Vegas, NV real estate?
The best-fit strategy in Las Vegas, NV is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What does house hacking look like in Las Vegas, NV?
For house hackers, Las Vegas, NV is a challenging. The $1,841/mo rent on a unit helps defray the mortgage on a $477K property.
Is Las Vegas, NV landlord-friendly?
NV law landlord-friendly for landlords, and Las Vegas inherits those rules. Investors should still review local ordinances for rental licensing.
You know 89113 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89113 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 89113 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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