North Las Vegas’s Zillow frame is a $408,280 typical home value and $1,846 typical observed monthly market rent. Annualized rent divided by value gives a 5.4% gross yield before operating costs, financing, vacancy and capital expense. The Zillow value is 5.1x ACS median household income, while annual Zillow rent equals 27.9% of that income. These are screening metrics, not property cash flow.
Citywide ACS tenure shows 36.4% of occupied units are renter occupied, and housing-stock vacancy is 5.9%. Single-family units are 79.3% of stock; large multifamily is much smaller. ACS reports a $404,400 median value for surveyed occupied housing and $1,705 median gross rent, including selected utilities. These differ in population, definition and period from Zillow ZHVI and ZORI and should not be averaged.
The ACS rent-burden measure shows 57.4% of renter households spending at least 30% of income on rent. Its vacancy reasons include 2,113 units for rent and 789 seasonal units, with the for-sale reason less common. Population was 278,595 versus 241,369 in the baseline ACS vintage, a 15.4% change; because the vintages overlap, this is not annualized and could reflect boundary changes. Median household income is $79,542, while poverty is 12.1% and unemployment is 8.5%. These citywide survey facts describe demand constraints and housing context; they cannot identify available investment inventory or prove that a particular rental will lease quickly.
In Clark County, Realtor context shows median days on market of 55 and 23.3% of active listings price reduced; this describes county marketing and repricing, not North Las Vegas alone. In the broader Las Vegas metro, jobs grew 1.9% over the reported period, while 28.3% of sales had price drops; these metro measures offer demand and transaction context, not city results. Nationally, the Freddie Mac 30-year mortgage rate is 6.58%, a financing benchmark rather than a North Las Vegas borrowing quote.
City and wider-market aggregates cannot reveal a target property’s achievable rent, condition, insurance, taxes, utilities, association charges, maintenance, management, financing or downtime. Underwrite a specific address with verified lease and sale comparables, a property inspection, title review, insurance quote, tax bill and association documents. Confirm utility responsibility, occupancy and lease terms, legal rental status, repair and capital schedules, plus realistic turnover and collection assumptions. Stress-test cash flow rather than treating gross yield or citywide vacancy as net return or leasing speed.