Location: Las Vegas-Henderson-North Las Vegas, NV | Metro: Las Vegas-Henderson-North Las Vegas, NV MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,470 |
| 1 Bedroom | $1,610 |
| 2 Bedrooms | $1,890 |
| 3 Bedrooms | $2,600 |
| 4 Bedrooms | $2,970 |
| 5 Bedrooms | $3,445 |
| 6 Bedrooms | $3,858 |
| 7 Bedrooms | $4,167 |
| 8 Bedrooms | $4,375 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,610 | $209,090 | 0.77% | D |
| 2BR | $1,890 | $368,715 | 0.51% | F |
| 3BR | $2,600 | $450,418 | 0.58% | F |
| 4BR | $2,970 | $533,360 | 0.56% | F |
| 5BR | $3,445 | $663,846 | 0.52% | F |
U.S. Census Bureau data (2024)
In ZIP 89011, Henderson, NV, the real estate landscape presents a nuanced picture for landlords and small-portfolio investors. The median home value stands at $471,193, indicating a stable residential market. With only 0.3% of listings experiencing price reductions, there's a strong signal that sellers maintain significant pricing power. This is further reinforced by the 69-day median days on market (DOM), suggesting homes sell relatively quickly without substantial discounts.
The data points towards a scenario where long-term appreciation remains a viable strategy. However, the gap between the Fair Market Rent (FMR) of $1,750 and the actual market rent (ZORI) of $1,847 suggests a slight premium in rental rates compared to government estimates. This premium can be seen as a positive indicator for rental income potential, but it also hints at a market that may be slightly ahead of government projections.
For landlords and small-portfolio investors, the setup implies a steady, if not robust, environment for property appreciation. The slight reduction in listings and quick sales times suggest that demand continues to outstrip supply, which typically supports property values. Yet, the modest appreciation thesis is underscored by the fact that the market isn't seeing large price drops or extended DOM periods, which would indicate a more volatile or declining market.
The rental market shows a minor advantage over the FMR, which could be leveraged for better returns on investment properties. However, it's crucial to monitor local economic indicators and housing trends closely to ensure sustained profitability. Henderson's real estate market, as reflected in the current data, provides a solid foundation for long-term investments, particularly in owner-occupied homes that benefit from both capital appreciation and rental income potential.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.