The central tension in 89031 is a current asking-rent level above broader rent context alongside restrained recent movement. Zillow ZORI, a typical observed asking-rent index blended across rental types, was $2,064 and rose 0.62% year over year. For wider context only, the North Las Vegas city scope was $1,846, while the Clark County and Las Vegas-Henderson-Paradise metro scopes were each $1,748. The five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP.
The backward-looking ZORI path remains positive but has slowed materially from its longer trajectory. Exact same-month annualized change was 0.62% over one year, 1.40% over three years, and 3.58% over five years. Thus, the latest direction confirms the longer upward path rather than reversing it, but it does not match the pace embedded in the five-year record. History has 100% coverage. Monthly changes produced 2.14% annualized variability, so a single current index reading warrants moderate rather than absolute precision; the observed maximum drawdown was only 1.49%, indicating limited historical retreat in this series. Transparent national discovery ranks among history-eligible ZIPs were 2,018 for momentum, 236 for stability, and 1,165 for the balanced measure, with lower ranks stronger. These are descriptive historical measurements, not forecasts or investment recommendations.
Source definitions explain why several rent figures should not be treated as substitutes. The ACS median gross rent was $1,950, or 5.8% below current ZORI, but ACS is a five-year survey of occupied renter homes and includes selected utilities. HUD’s two-bedroom standard was $1,735; HUD FMR/SAFMR is an administrative, bedroom-specific standard rather than asking rent. Applying the local HUD bedroom ladder to ZIP ZORI produces modelled estimates—not measured bedroom rents—of $1,586 for a studio, $1,758 for a one-bedroom, $2,064 for a two-bedroom, $2,871 for a three-bedroom, and $3,288 for a four-bedroom. The ladder provides a consistent size-based screen, not unit-level rental evidence.
At the household level, the ZIP’s ACS median household income was $87,297. Arithmetically, $82,560 of annual income is required to place the current asking-rent index at 30% of gross income, equivalent to a 28.4% asking-rent-to-income screen using the area median. This is a calculation only, not advice and not an applicant qualification rule. The ACS burden measure points to a different concern: 3,612 of 6,652 renter households, or 54.3%, were estimated to pay at least 30% of income toward gross rent. That estimate describes surveyed occupied renter households, not the affordability, rent, utilities, or availability of any particular unit.
The matched ACS ZCTA reported 25,816 housing units, an overall vacancy rate of 4.3%, and a renter share of 26.9%. Its stock was heavily represented by 23,916 single-family units, compared with 510 units in large multifamily structures. Those counts help frame tenure and stock composition, but overall vacancy is not a current listing count or proof of rental availability. Relative to broader context, the ZIP’s renter share is below the North Las Vegas city-context share and its vacancy rate is below the city-context rate; the current rent premium over the city, county, and metro contexts should therefore be read as a geographic comparison rather than evidence about property quality, tenant demand, or a specific lease.
Direct ZIP resale evidence presents a separate for-sale-market signal. In Redfin’s rolling-three-month observation, the median sold price was $425,154, up 4.98% year over year; 259 homes sold, and the median marketing time was 38 days. The same resale observation showed 547 active listings and a separately reported inventory count of 253, with three months of supply. That supply reading represents stock relative to the reported sales pace, so it indicates a limited three-month resale runway rather than rental vacancy. Sale-to-list signals were near parity: the average sale-to-list ratio was 99.72%, and 27.41% of sold homes closed above list. None of these are rental transactions or rental comparables.
The resale and rent records create a useful cross-source tension. Sale-price growth outpaced the muted current rent increase, even as the resale observation recorded meaningful transaction volume, near-list execution, and only three months of supply. Meanwhile, the income screen places the index below the ZIP median-income threshold at the stated 30% test, whereas the ACS burden result shows that a majority of surveyed renter households still crossed that gross-rent burden threshold. Annualized ZORI divided by the ZIP median sold price equals a 5.83% cross-source screening ratio. It is not a cap rate, net return, expected return, property yield, or a measure of a property’s operating economics.
Several limits constrain how far these figures can be taken. ZORI is a blended asking-rent index, ACS is a survey with sampling uncertainty and occupied-home coverage, HUD is an administrative standard, and Redfin measures completed ZIP resale activity. Property-level checks should establish the actual advertised rent, bedroom configuration, utility treatment, lease term, concessions, condition, listing availability, and whether a prospective property is comparable to the ZIP’s sale observations. They should also distinguish an advertised asking rent from a signed lease and a completed resale from a rental transaction. Neither area vacancy nor renter burden proves the availability, affordability, or likely performance of a particular home.
","findings":[{"body":"Zillow’s ZIP-level ZORI was $2,064, exceeding the cited North Las Vegas city, Clark County, and metro context rents. This is a typical observed asking-rent index blended across rental types, not a lease-level median. Its modest latest increase contrasts with the ZIP’s larger longer-run annualized rent gains.","title":"Current ZIP asking rent sits above wider context"},{"body":"The completed ZORI history shows a positive path over one, three, and five years, but recent growth is slower than the longer record. Limited drawdown and low annualized variability support confidence in the broad historical pattern, while the weaker momentum discovery rank argues against treating one current rent reading as a strong acceleration signal.","title":"History favors stability over recent momentum"},{"body":"The arithmetic 30% income screen is below the ZIP’s ACS median household income, yet ACS estimates show more than half of renter households paying at least 30% of income toward gross rent. This is not a contradiction: the screen uses current asking ZORI, while ACS measures surveyed occupied renter homes and selected utilities.","title":"Affordability screens diverge by data universe"},{"body":"Redfin’s direct rolling-three-month ZIP resale observation showed rising sold prices, completed sales, near-list execution, and three months of supply. Those for-sale signals coexist with slow current asking-rent growth. The annualized-rent-to-sale-price figure is useful only as a cross-source screen and cannot describe net property economics.","title":"Resale activity challenges a simple rent-strength reading"}],"risks":["ZORI is a blended ZIP asking-rent index across rental types, so it cannot establish the asking rent, signed lease rent, concessions, utility treatment, or tenant demand for a specific available property.","ACS gross rent, income, burden, tenure, and vacancy values are estimates from occupied homes in a matched ZCTA five-year survey, with sampling uncertainty and a geography that is not identical to a USPS delivery ZIP.","HUD bedroom standards are administrative benchmarks rather than observed listings. The bedroom ladder in this report is modelled by scaling ZORI, so it should not be interpreted as measured market rent by unit size.","Redfin resale metrics cover completed for-sale transactions in a rolling-three-month ZIP observation. They do not reveal rental transactions, operating costs, financing terms, taxes, unit condition, or property-level return outcomes."],"qa":[{"a":"They measure different universes. Zillow ZORI is a current ZIP-level typical observed asking-rent index blended across rental types. ACS median gross rent is a five-year survey estimate for occupied renter homes and includes selected utilities. HUD FMR/SAFMR is an administrative bedroom-specific standard, not an asking-rent observation.","q":"Why do Zillow, ACS, and HUD show different rent figures?"},{"a":"No. The studio-through-four-bedroom values are modelled monthly ZIP estimates. They scale the ZIP-wide ZORI using the local HUD bedroom ladder, preserving its relative size structure. They should not be treated as observed asking rents, signed lease rents, or comparable rents for a specific unit.","q":"Are the bedroom rent figures measured rents for 89031?"},{"a":"No. It is only arithmetic: annualized ZIP ZORI divided by 30% produces an income benchmark, then that benchmark is compared with area median household income. It is not applicant advice, a lending standard, a landlord rule, or proof that any household can afford a particular rent, utilities, or lease structure.","q":"Does the 30% income screen mean a household can afford a unit?"},{"a":"It divides annualized ZIP ZORI by Redfin’s ZIP median sold price, combining two different source universes for a simple screening comparison. It excludes expenses, vacancies, maintenance, taxes, financing, property condition, and lease results. Therefore it is not a cap rate, property yield, net return, or expected return.","q":"What does the Redfin rent-to-price screen mean?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback","release":"ZIP-CBSA 2025Q4 + SAFMR 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