Real Estate Investing in Las Vegas, Nevada (89134)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89134 (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: 9.3% vacancy may signal weakening demand.
What’s happening in Las Vegas, NV (89134)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89134 Las Vegas
Investors eyeing 89134 need to respect the fundamentals at play. Home values of $493K come alongside slower price movement and elevated management overhead.
From an investor standpoint, the numbers look inviting — $493K purchase price, 0.0% nominal cap — the work to hit that pro forma in 89134 is substantial and deserves full respect.
The gap between 89134 and stronger Las Vegas ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
On the rental side, 23,503 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 89134 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 89134
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $436,431 | $2,300 | 3.8% | +7.4% | $218,216 |
| 3BR | $568,410 | $3,200 | 4.1% | +8.1% | $189,470 |
| 4BR | $641,292 | $3,660 | 4.1% | +8.5% | $160,323 |
| 5BR | $1,184,902 | — | — | +10.7% | $236,980 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89134 Compare?
| Metric | 89134 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $493,276 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 6.8% |
| Avg Rent | $2,306 | $1,858 | N/A | - |
| Cap Rate | 3.7% | 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 89134 (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 | $493,276 |
| Monthly Rent | $2,306 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | -3.2% ▼ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +3.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). 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 89134
Population: 23,503
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 89134
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Conners Eileen ES
Bryan Richard H ES
Eisenberg Dorothy ES
Kahre Marc ES
McMillan James B 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
Where do home prices stand in Las Vegas, NV?
Las Vegas, NV median home values land near $493K. That is reasonable territory for investors looking at $2,306/mo-per-month rentals.
Are landlord laws favorable 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.
Is real estate in Las Vegas, NV a good investment right now?
Las Vegas, NV scores 3.0/5 for investability. Home values sit at $493K and rents near $2,306/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What does house hacking look like in Las Vegas, NV?
For house hackers, Las Vegas, NV is a challenging. The $2,306/mo rent on a unit helps defray the mortgage on a $493K property.
What is the typical renter like in Las Vegas, NV?
Las Vegas, NV offers a stable renter base at the $2,306/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 89134 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89134 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 89134 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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