Real Estate Investing in Las Vegas, Nevada (89120)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89120 (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 (89120)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89120 Las Vegas
Not every below-median market is a bargain. Las Vegas's 89120 ZIP clocks in at signals that favor experienced operators who can absorb the risk $413K pricing implies.
Rent of $1,422/mo on a $413K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 89120 sits below the stated 0.0% once reality is priced in.
Within NV, ZIP 89120 trails on several market indicators that neighboring Clark County submarkets outperform. The gap is real and robust enough to shape underwriting.
Employment concentration in 89120 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 89120 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 89120
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $162,349 | $1,370 | 6.1% | +7.1% | $162,349 |
| 2BR | $212,332 | $1,610 | 5.5% | +5.9% | $106,166 |
| 3BR | $391,642 | $2,240 | 4.1% | +8.2% | $130,547 |
| 4BR | $482,928 | $2,570 | 3.8% | +7.7% | $120,732 |
| 5BR | $713,858 | — | — | +7.9% | $142,772 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89120 Compare?
| Metric | 89120 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $413,222 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 5.0% | 4.3% | N/A | 6.8% |
| Avg Rent | $1,422 | $1,858 | N/A | - |
| Cap Rate | 2.7% | 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 89120 (Las Vegas, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89120 (Las Vegas, NV)?
~25 seconds · no account needed · your report is anonymous
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 | $413,222 |
| Monthly Rent | $1,422 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +0.0% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | -7.5% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +0.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 89120
Population: 23,797
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 89120
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Ferron William E ES
Paradise Prof Dev ES
Thorpe Jim ES
Ullom J M ES
Mack Nate 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 3,824 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is it like being a landlord in Las Vegas, NV?
NV ranks as a landlord-friendly state for landlord-tenant law. Las Vegas generally follows the statewide framework, so landlords face reasonable operating rules.
What kind of tenants rent in Las Vegas, NV?
Tenant quality in Las Vegas, NV ranks as solid. Landlords generally report reliable occupancy at market rents of $1,422/mo.
Which real estate strategy fits Las Vegas, NV?
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.
Is Las Vegas, NV a good place for real estate investing?
Yes - Las Vegas, NV a 3.0/5 investability score. With $413K home prices against $1,422/mo monthly rent, the market delivers a reasonable entry point for new investors.
Can I house hack in Las Vegas, NV?
Las Vegas, NV offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,422/mo rent level.
You know 89120 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89120 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 89120 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 89120 (Las Vegas)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 89120 (Las Vegas, NV).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.