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 | $1,370 |
| 1 Bedroom | $1,500 |
| 2 Bedrooms | $1,760 |
| 3 Bedrooms | $2,420 |
| 4 Bedrooms | $2,770 |
| 5 Bedrooms | $3,213 |
| 6 Bedrooms | $3,599 |
| 7 Bedrooms | $3,887 |
| 8 Bedrooms | $4,081 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,500 | $154,084 | 0.97% | C |
| 2BR | $1,760 | $254,133 | 0.69% | D |
| 3BR | $2,420 | $393,224 | 0.62% | D |
| 4BR | $2,770 | $442,926 | 0.63% | D |
| 5BR | $3,213 | $716,664 | 0.45% | F |
U.S. Census Bureau data (2024)
The ZIP code 89145 in Las Vegas, NV, has a population of 26,891 residents, with 36.5% of them being renters. This indicates that it is a moderately renter-heavy area, but not overwhelmingly so. The median household income is $74,529, which provides a baseline for understanding the economic context of potential tenants.
The market rent in this ZIP code stands at $1,838 per month. To put this into perspective, typical rent consumes approximately 24.6% of the median household income. This figure is calculated by dividing the market rent by the median income and multiplying by 100. The Fair Market Rent (FMR) for the fiscal year 2024 is $1,730, slightly below the current market rent, suggesting that there might be some pressure on tenants who rely solely on vouchers.
In terms of voucher availability, the FMR of $1,730 could limit the number of Section 8 tenants who can afford units renting at $1,838. However, given the renter-heavy nature of the ZIP code, there is likely to be a significant demand for rental properties, including those that accept Section 8 vouchers. Landlords should prepare for a mix of tenants, with some relying heavily on voucher assistance to cover their housing costs.
The expected tenant profile in ZIP 89145 includes individuals and families who are economically diverse. While some tenants will have incomes closer to the median and may be able to pay market rates without assistance, others will require the support of Section 8 vouchers to meet their housing needs. Landlords should be prepared to work with tenants who may need help managing their finances and ensuring timely rent payments, given the relatively high proportion of income dedicated to housing.
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.