Real Estate Investing in Las Vegas, Nevada (89169)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 89169 (Las Vegas, NV)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 25.3% of homes vacant — above national norms.
- 1-year downturn: Values declined 3.6% in the last year.
- Elevated poverty: 23.0% poverty rate — can affect rent collection.
- Lower household income: $37,200 median — tenant affordability is tighter.
What’s happening in Las Vegas, NV (89169)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 89169 Las Vegas
From an investor standpoint, ZIP 89169 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $277K median. It rewards specialists, not generalists.
Rent of $1,237/mo on a $277K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 89169 sits below the stated 0.0% once reality is priced in.
In the broader NV picture, 89169 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
On the rental side, 21,203 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.
Distressed ZIPs reward experience. substantial returns are possible in 89169, 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 89169
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $176,507 | $1,330 | 5.4% | +6.4% | $176,507 |
| 2BR | $209,732 | $1,580 | 5.4% | +5.8% | $104,866 |
| 3BR | $359,041 | $2,210 | 4.4% | +7.3% | $119,680 |
| 4BR | $445,861 | $2,560 | 4.1% | +7.7% | $111,465 |
| 5BR | $493,986 | — | — | +8.3% | $98,797 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 89169 Compare?
| Metric | 89169 | Las Vegas | Las Vegas-Henderson-Paradise, NV | Nevada |
|---|---|---|---|---|
| Home Value | $277,273 | $448,661 | N/A | $444,019 |
| 5-Year CAGR | 3.7% | 4.3% | N/A | 6.8% |
| Avg Rent | $1,237 | $1,858 | N/A | - |
| Cap Rate | 3.5% | 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 89169 (Las Vegas, NV). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 89169 (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 | $277,273 |
| Monthly Rent | $1,237 |
| Price-to-Rent | 18.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | -3.6% ▼ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 Rent Trends
| 1-Year | -6.1% ▼ |
| 3-Year CAGR | -1.1% ▼ |
| 5-Year CAGR | +1.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 89169
Population: 21,203
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 89169
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Ferron William E ES
Paradise Prof Dev ES
Park John S ES
Ullom J M ES
Crestwood 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 3,824 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How high is vacancy risk in Las Vegas, NV?
Occupancy in Las Vegas, NV runs even-keeled with elevated vacancy. Well-priced units at $1,237/mo lease on reasonable timelines.
How deep is the rental pool in Las Vegas, NV?
Tenant quality in Las Vegas, NV ranks as solid. Landlords generally report measured occupancy at market rents of $1,237/mo.
Are rents high in Las Vegas, NV?
The typical rental in Las Vegas, NV commands about $1,237/mo monthly. That rent profile measured cash flow against the $277K purchase basis.
Is Las Vegas, NV good for house hacking?
House hacking works a challenging in Las Vegas, NV. Rents of $1,237/mo against $277K acquisition make the strategy solid for owner-occupants.
Should investors consider Las Vegas, NV?
Our data puts Las Vegas, NV at 3.0/5 for investability. Home prices of $277K and rents around $1,237/mo create a solid backdrop for investor activity.
You know 89169 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 89169 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 89169 ranks in Las Vegas-Henderson-Paradise, NV
Every ZIP in this metro, ranked. Free.
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