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 | $1,580 |
| 1 Bedroom | $1,730 |
| 2 Bedrooms | $2,030 |
| 3 Bedrooms | $2,790 |
| 4 Bedrooms | $3,190 |
| 5 Bedrooms | $3,700 |
| 6 Bedrooms | $4,144 |
| 7 Bedrooms | $4,476 |
| 8 Bedrooms | $4,700 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,030 | $339,440 | 0.6% | F |
| 3BR | $2,790 | $403,037 | 0.69% | D |
| 4BR | $3,190 | $491,516 | 0.65% | D |
| 5BR | $3,700 | $615,066 | 0.6% | D |
U.S. Census Bureau data (2024)
The real estate market in ZIP 89084, North Las Vegas, NV, presents a balanced scenario that favors long-term investment strategies over short-term speculative gains. With a median home value of $450,129, the area reflects a stable housing price environment. The fact that only 0.3% of listings have been reduced indicates that sellers maintain strong pricing power, suggesting they are confident in their property values and willing to hold out for their asking prices. This minimal reduction rate, combined with a median days on market (DOM) of 44 days, points to an efficient market where homes are quickly sold at or near the listed price.
The setup for long-hold investors is further supported by the favorable fundamentals on the rental side. The Fair Market Rent (FMR) for ZIP 89084 for fiscal year 2024 is set at $2,040, while the actual market rent, as measured by Zillow's Observed Rental Index (ZORI), stands at $1,940. This discrepancy between FMR and ZORI suggests a potential upward trajectory in rental prices, providing a buffer against any downturns in home value appreciation.
The data implies that long-term investors can expect steady, if modest, appreciation in home values, bolstered by the consistent demand reflected in quick sales and the slight premium in projected rents over current market rates. While the immediate future does not suggest explosive growth, the conditions are ripe for gradual increases in both property values and rental income, making North Las Vegas a solid choice for those seeking stability and long-term returns.
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.