Real Estate Investing in Las Vegas, Nevada (89166)
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Should you buy in 89166 (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 (89166)?
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Market Analysis: 89166 Las Vegas
Not every below-median market is a bargain. Las Vegas's 89166 ZIP records signals that favor experienced operators who can absorb the risk $497K pricing implies.
From an investor standpoint, the numbers look inviting — $497K purchase price, 0.0% nominal cap — the work to hit that pro forma in 89166 is substantial and deserves full respect.
In practical terms, 89166 offers a low basis, the region around Las Vegas has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 89166 ZIP's population of 30,206 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Strategy in 89166 is an operator game, not a passive one. Put differently, entry prices of $497K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Las Vegas:
Property Strategy for 89166
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $457,241 | $2,840 | 4.5% | +6.4% | $152,414 |
| 4BR | $537,491 | $3,250 | 4.4% | +6.7% | $134,373 |
| 5BR | $649,132 | — | — | +7.2% | $129,826 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89166 Compare?
| Metric | 89166 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $496,809 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 3.5% | 4.3% | N/A | 6.8% |
| Avg Rent | $2,016 | $1,858 | N/A | - |
| Cap Rate | 3.2% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 89166 (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 | $496,809 |
| Monthly Rent | $2,016 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | -0.7% ▼ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | -3.4% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +0.5% ▲ |
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 89166
Population: 30,206
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 89166
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 do rentals go for in Las Vegas, NV?
Average rent in Las Vegas, NV is approximately $2,016/mo per month. Against $497K home values that yields a reasonable rent-to-price ratio.
Do landlords face vacancy issues in Las Vegas, NV?
Rental vacancy in Las Vegas, NV is elevated. Investors should budget normal turnover but not chronic empty units.
How strong is Las Vegas, NV for real estate investors?
Las Vegas, NV scores 3.0/5 for investability. Home values sit at $497K and rents near $2,016/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Where do home prices stand in Las Vegas, NV?
Las Vegas, NV median home values land near $497K. That is reasonable territory for investors looking at $2,016/mo-per-month rentals.
How should investors approach Las Vegas, NV?
In Las Vegas, NV the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $497K prices and $2,016/mo rents suits that approach.
You know 89166 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89166 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 89166 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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Community Ratings
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