Real Estate Investing in Las Vegas, Nevada (89131)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89131 (Las Vegas, NV)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 (89131)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89131 Las Vegas
From a cash-flow lens, ZIP 89131 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $540K median. It rewards specialists, not generalists.
For an experienced owner, 89131 can be a an appealing option for hunting ground — but the discount at $540K reflects genuine risk that outside investors often underestimate.
Within NV, ZIP 89131 trails on several market indicators that neighboring Clark County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The 89131 ZIP's population of 50,578 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Distressed ZIPs reward experience. healthy returns are possible in 89131, 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 89131
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $230,197 | $1,630 | 5.1% | +6.8% | $230,197 |
| 2BR | $359,237 | $1,910 | 3.8% | +7.2% | $179,618 |
| 3BR | $447,075 | $2,660 | 4.3% | +7.0% | $149,025 |
| 4BR | $613,323 | $3,040 | 3.6% | +7.4% | $153,331 |
| 5BR | $787,161 | — | — | +8.1% | $157,432 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89131 Compare?
| Metric | 89131 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $540,040 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 4.1% | 4.3% | N/A | 6.8% |
| Avg Rent | $1,999 | $1,858 | N/A | - |
| Cap Rate | 2.9% | 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 89131 (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 | $540,040 |
| Monthly Rent | $1,999 |
| Price-to-Rent | 22.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | -0.8% ▼ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +1.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 89131
Population: 50,578
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 89131
Schools in This ZIP Code
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
O Roarke Thomas ES
Scherkenbach William & Mary ES
Bilbray James 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
What are rental rates like in Las Vegas, NV?
Expect rents around $1,999/mo per month in Las Vegas, NV. With home values at $540K, the yield math works out to reasonable levels for rental investors.
How much does a house cost in Las Vegas, NV?
Las Vegas, NV median home values land near $540K. That is reasonable territory for investors looking at $1,999/mo-per-month rentals.
Does Las Vegas, NV make sense for an investment property?
Investors tracking Las Vegas, NV will find a 3.0/5 rating supported by $540K median home values and $1,999/mo rents. That profile suits long-term holders targeting measured returns.
What is it like being a landlord in Las Vegas, NV?
Rental owners in Las Vegas, NV deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Do landlords face vacancy issues in Las Vegas, NV?
Las Vegas, NV sees elevated vacancy, which is reasonable relative to the broader NV rental market.
You know 89131 now. You don’t know where it ranks.
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How 89131 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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Community Ratings
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