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 | $1,770 |
| 1 Bedroom | $1,940 |
| 2 Bedrooms | $2,280 |
| 3 Bedrooms | $3,130 |
| 4 Bedrooms | $3,590 |
| 5 Bedrooms | $4,164 |
| 6 Bedrooms | $4,664 |
| 7 Bedrooms | $5,037 |
| 8 Bedrooms | $5,289 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,280 | $465,964 | 0.49% | F |
| 3BR | $3,130 | $487,237 | 0.64% | D |
| 4BR | $3,590 | $639,231 | 0.56% | F |
| 5BR | $4,164 | $736,937 | 0.57% | F |
U.S. Census Bureau data (2024)
The potential risks for investing in Section 8 properties in ZIP code 89044 in Henderson, NV, are significant. First, consider the tenant turnover rate. At a market rent of $2,146, tenants receiving Section 8 vouchers, which have a maximum rental amount (FMR) of $2,440 for fiscal year 2024, may struggle to cover the difference. This can lead to frequent turnover, as tenants might find it difficult to maintain the higher market rent. Second, there is an exposure to vacancies due to a 54-day days-on-market (DOM) average. This indicates that properties may remain vacant longer than desirable, reducing cash flow and increasing holding costs. Lastly, there is a risk of deferred maintenance. With a typical home value of $536,477 and a median income of $108,155, landlords must be prepared to handle maintenance issues without relying on the tenants' ability to contribute financially.
However, these risks are mitigated by the high renter share of 18.4%. A large percentage of renters often translates into a higher demand for housing vouchers, making it easier to attract and retain tenants who qualify for Section 8 assistance. This demand can help stabilize occupancy rates and reduce the likelihood of prolonged vacancies.
In conclusion, despite the challenges, the high renter density in ZIP 89044 suggests that the risk for a first-time Section 8 landlord is moderate.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.