Real Estate Investing in Las Vegas, Nevada (89117)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89117 (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: 10.9% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.0 — hard to cash-flow at these prices.
What’s happening in Las Vegas, NV (89117)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89117 Las Vegas
The 89117 ZIP covers a section of Las Vegas that demands careful diligence. Prices near $481K look accessible, but the work to make a deal cash flow is real.
The 89117 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader NV picture, 89117 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A robust renter share of 52% in 89117 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 89117 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Las Vegas:
Property Strategy for 89117
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $183,564 | $1,670 | 6.6% | +6.9% | $183,564 |
| 2BR | $245,591 | $1,960 | 5.7% | +6.4% | $122,795 |
| 3BR | $463,486 | $2,730 | 4.2% | +7.2% | $154,495 |
| 4BR | $594,429 | $3,120 | 3.8% | +7.6% | $148,607 |
| 5BR | $853,731 | — | — | +8.9% | $170,746 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89117 Compare?
| Metric | 89117 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $480,595 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 4.2% | 4.3% | N/A | 6.8% |
| Avg Rent | $1,601 | $1,858 | N/A | - |
| Cap Rate | 2.6% | 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 89117 (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 | $480,595 |
| Monthly Rent | $1,601 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +0.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 89117
Population: 55,832
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 89117
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Gray R Guild ES
Abston Sandra B ES
Bryan Roger M ES
Diskin P A ES
Hancock Doris 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
Is Las Vegas in NV worth investing in?
Las Vegas, NV rates 3.0/5 for investability. With median values at $481K and rents near $1,601/mo, the market offers reasonable fundamentals for rental investors.
What do rentals go for in Las Vegas, NV?
Rents in Las Vegas, NV run near $1,601/mo. Compared with median home prices of $481K that produces solid gross yields for typical rentals.
How tight is the rental market in Las Vegas, NV?
Vacancy in Las Vegas, NV is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,601/mo.
How strong is the working-renter base in Las Vegas, NV?
Tenant quality in Las Vegas, NV ranks as solid. Landlords generally report reliable occupancy at market rents of $1,601/mo.
How do home values compare in Las Vegas, NV?
The median home value in Las Vegas, NV is roughly $481K. That puts it reasonable relative to the NV statewide average.
You know 89117 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89117 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 89117 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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