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 | $1,630 |
| 1 Bedroom | $1,790 |
| 2 Bedrooms | $2,100 |
| 3 Bedrooms | $2,890 |
| 4 Bedrooms | $3,300 |
| 5 Bedrooms | $3,828 |
| 6 Bedrooms | $4,287 |
| 7 Bedrooms | $4,630 |
| 8 Bedrooms | $4,862 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,790 | $213,762 | 0.84% | C |
| 2BR | $2,100 | $455,710 | 0.46% | F |
| 3BR | $2,890 | $551,218 | 0.52% | F |
| 4BR | $3,300 | $686,398 | 0.48% | F |
| 5BR | $3,828 | $891,370 | 0.43% | F |
U.S. Census Bureau data (2024)
Henderson’s 89052 ZIP code, situated in the Green Valley area, is characterized by master-planned communities, abundant parks, and a reputation as one of Nevada’s safest suburban enclaves. The neighborhood benefits from proximity to major healthcare hubs, including the Henderson Hospital, which anchors the local economy and provides stable employment. This area attracts families and professionals seeking a quieter alternative to the Las Vegas Strip while maintaining access to urban amenities.
Financially, the data reveals a notable spread for investors. The HUD FY2024 SAFMR for a 2-bedroom unit is $2,090, while the projected FY2026 Full FMR climbs to $2,230. In contrast, the current market rent (Zillow ZORI) sits at $1,867. This creates a positive gap of approximately $223 to $363 per month in favor of voucher rates. However, the high cost of entry is evident in the median home value of $604,642 and a median 2BR sale price of $461,703. With properties lingering a median of 81 days on market, investors must weigh the premium acquisition costs against the secured income.
Demand fundamentals are robust, driven by a median household income of $97,999 and a renter share of 38.5%. The demographic profile suggests that while many residents are homeowners, the rental market consists largely of income-stable tenants who may be priced out of buying at current values. The area’s top-rated public schools and well-maintained green spaces further insulate the neighborhood from volatility, making it a desirable location for voucher holders seeking long-term housing stability.
The Section 8 verdict here leans heavily toward stability and appreciation rather than aggressive cash-flow. While the ~$223 premium over market rent is attractive, the high median home value ($604,642) results in lower cap rates compared to rougher neighborhoods. However, the safety score and strong schools likely lead to lower tenant turnover and property wear. For investors looking to park capital in a high-quality suburban asset with government-backed rent that exceeds market rates, 89052 offers a defensive, long-term hold strategy.
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.