Real Estate Investing in Las Vegas, Nevada (89118)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89118 (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: 11.2% vacancy may signal weakening demand.
- 1-year downturn: Values declined 4.2% in the last year.
What’s happening in Las Vegas, NV (89118)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89118 Las Vegas
The 89118 ZIP covers a section of Las Vegas that demands careful diligence. Prices near $325K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 89118 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 89118 and stronger Las Vegas ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 89118 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 89118 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 89118
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $182,413 | $1,600 | 6.3% | +7.3% | $182,413 |
| 2BR | $252,779 | $1,880 | 5.4% | +6.9% | $126,389 |
| 3BR | $378,240 | $2,610 | 5.0% | +6.2% | $126,080 |
| 4BR | $559,306 | $3,000 | 3.9% | +6.9% | $139,826 |
| 5BR | $689,408 | — | — | +7.5% | $137,882 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89118 Compare?
| Metric | 89118 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $325,403 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 3.4% | 4.3% | N/A | 6.8% |
| Avg Rent | $1,605 | $1,858 | N/A | - |
| Cap Rate | 3.9% | 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 89118 (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 | $325,403 |
| Monthly Rent | $1,605 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.9% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | -4.2% ▼ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +2.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). 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 89118
Population: 23,299
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 89118
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Decker C H ES
Thiriot Joseph E ES
South Academic Center J-SHS
Dondero Harvey N ES
Guinn Kenny C MS
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
Does Las Vegas, NV favor landlords or tenants?
Las Vegas, NV operates under NV law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Is house hacking profitable in Las Vegas, NV?
House hacking works a challenging in Las Vegas, NV. Rents of $1,605/mo against $325K acquisition make the strategy solid for owner-occupants.
Is Las Vegas in NV worth investing in?
Our data puts Las Vegas, NV at 3.0/5 for investability. Home prices of $325K and rents around $1,605/mo create a solid backdrop for investor activity.
What do landlords charge for rent in Las Vegas, NV?
Rent in Las Vegas, NV is around $1,605/mo. The resulting rent-to-value relationship with $325K pricing is reasonable for most investor models.
Are homes affordable in Las Vegas, NV?
Las Vegas, NV median home values land near $325K. That is reasonable territory for investors looking at $1,605/mo-per-month rentals.
You know 89118 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89118 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 89118 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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