Real Estate Investing in Las Vegas, Nevada (89123)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89123 (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: 9.7% vacancy may signal weakening demand.
What’s happening in Las Vegas, NV (89123)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89123 Las Vegas
ZIP 89123 in Las Vegas, NV carries a significant set of headwinds. Home values near $436K and rents of $1,802/mo sit inside a market where underwriting has to be tight.
The investment case in 89123 is impressive only for operators who understand what they are buying. A $436K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 89123 among NV's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 89123 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Las Vegas's stable or hybrid ZIPs before stepping into 89123. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Las Vegas:
Property Strategy for 89123
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $197,756 | $1,700 | 6.2% | +5.9% | $197,756 |
| 2BR | $299,176 | $1,990 | 4.8% | +5.1% | $149,588 |
| 3BR | $433,548 | $2,770 | 4.6% | +6.8% | $144,516 |
| 4BR | $532,984 | $3,170 | 4.3% | +7.0% | $133,246 |
| 5BR | $622,969 | — | — | +7.4% | $124,594 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89123 Compare?
| Metric | 89123 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $435,572 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 3.9% | 4.3% | N/A | 6.8% |
| Avg Rent | $1,802 | $1,858 | N/A | - |
| Cap Rate | 3.2% | 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 89123 (Las Vegas, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89123 (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 | $435,572 |
| Monthly Rent | $1,802 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -1.0% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +1.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 89123
Population: 57,693
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 89123
Schools in This ZIP Code
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 strategy should investors use 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 Las Vegas, NV a smart market for rental property?
Las Vegas, NV shows an investability rating of 3.0/5, with median home values near $436K and average rents around $1,802/mo. That combination puts it in the sturdy tier for investor interest.
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 $1,802/mo.
Is NV a landlord-friendly state?
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 price range are homes in Las Vegas, NV?
In Las Vegas, NV the median home value sits at $436K. Against the broader NV market, that reads as reasonable for most investors.
You know 89123 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89123 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 89123 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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