Real Estate Investing in Las Vegas, Nevada (89135)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89135 (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 (89135)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89135 Las Vegas
The 89135 ZIP in Las Vegas, NV is a local-operator market. Outside capital chasing a $725K entry has to pair deep knowledge with the discount.
The investment case in 89135 is durable only for operators who understand what they are buying. A $725K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 89135 among NV's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 89135 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 89135 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Las Vegas:
Property Strategy for 89135
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $371,676 | $2,210 | 4.3% | +6.9% | $371,676 |
| 2BR | $566,361 | $2,600 | 3.3% | +7.9% | $283,180 |
| 3BR | $621,622 | $3,620 | 4.2% | +7.8% | $207,207 |
| 4BR | $918,664 | $4,140 | 3.2% | +9.4% | $229,666 |
| 5BR | $2,065,737 | — | — | +12.9% | $413,147 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89135 Compare?
| Metric | 89135 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $725,453 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 5.8% | 4.3% | N/A | 6.8% |
| Avg Rent | $2,453 | $1,858 | N/A | - |
| Cap Rate | 2.6% | 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 89135 (Las Vegas, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89135 (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 | $725,453 |
| Monthly Rent | $2,453 |
| Price-to-Rent | 24.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.6% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +3.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 89135
Population: 31,432
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 89135
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
Frequently Asked Questions
What is the best play in Las Vegas, NV?
In Las Vegas, NV the durable play is typically careful cash-flow rentals with hands-on management. The combination of $725K prices and $2,453/mo rents suits that approach.
How quickly do rentals get leased in Las Vegas, NV?
Expect elevated vacancy in Las Vegas, NV. Rents at $2,453/mo are absorbed by the tenant base without meaningful lag.
Is Las Vegas in NV worth investing in?
Yes - Las Vegas, NV a 3.0/5 investability score. With $725K home prices against $2,453/mo monthly rent, the market delivers a reasonable entry point for new investors.
Does house hacking work in Las Vegas, NV?
Las Vegas, NV is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $725K price point reasonable to enter.
How strong is the working-renter base in Las Vegas, NV?
The tenant pool in Las Vegas, NV is solid, supported by local employment and population fundamentals. Rents of $2,453/mo are well-absorbed by the market.
You know 89135 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89135 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 89135 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 89135 (Las Vegas)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 89135 (Las Vegas, NV).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.