ZIP 89081, which is Zillow’s ZIP market identifier, registered a June 2026 Zillow ZORI of $1,994. ZORI is a typical observed asking-rent index blended across rental types, rather than a lease-specific quote or a count of available units. The North Las Vegas city rent context was $1,846, while the Clark County context and Las Vegas-Henderson-Paradise, NV metro context were each $1,748; those wider-area figures are context, not ZIP observations. The ZIP’s higher asking-rent index is therefore the immediate tension, but it does not establish the rent, condition, or availability of any individual home.
The matched Census ZCTA reported median gross rent of $1,970 in the ACS 2024 five-year survey, placing the ZIP asking-rent index 1.2% higher. A ZCTA is a Census statistical area and is not identical to a USPS delivery ZIP, even though this ZCTA matches the 89081 Zillow market label. ACS median gross rent describes occupied renter homes over a five-year survey period and includes selected utilities, so it is not interchangeable with an asking-rent index. The local HUD two-bedroom standard was $1,735, and the ZORI stood 14.9% above it; HUD FMR or SAFMR is an administrative bedroom-specific standard, not asking rent.
The bedroom view is deliberately modelled rather than observed. Scaling ZIP ZORI by the local HUD bedroom ladder produces modelled monthly estimates of $1,532 for a studio, $1,699 for one bedroom, $1,994 for two bedrooms, $2,773 for three bedrooms, and $3,177 for four bedrooms. These are modelled estimates that preserve the local HUD size relationship; they are never measured bedroom rents or substitutes for current unit-level listings. Their main use is to frame how the ZIP-wide asking-rent signal changes across bedroom sizes while keeping the underlying rental evidence separate from HUD’s administrative standards.
A mechanical 30% required-income screen converts the current ZIP ZORI into $79,760 of annual household income. That figure is arithmetic only, not advice and not an applicant qualification rule. It sits below the ZCTA median household income of $91,733, and the ZIP asking-rent-to-income screen is 26.1%. Yet the ACS burden measure shows that 58.2% of renter households reported spending at least 30% of income on rent. The apparent contrast matters: an aggregate median-income screen can look less strained while a large share of surveyed renters still reports burden. Neither measure proves affordability, hardship, or eligibility for a particular household or unit.
The same ACS ZCTA survey estimates 41,408 residents and 14,230 housing units. Its 6.4% vacancy rate and 33.0% renter share describe the area’s stock and occupancy structure, not a live inventory feed. Single-family structures account for 11,907 units, compared with 695 units in larger multifamily buildings, while 422 vacant units were classified as for rent. That composition supplies useful context for interpreting a ZIP-wide index, but it cannot demonstrate that a particular rental is vacant, competitively priced, or suitable. It also cannot establish how many of the reported vacant-for-rent units are actively marketed at today’s asking rents.
Backward-looking Zillow history shows a positive but slowing path: exact same-month changes annualized to 0.6% over one year, 1.1% over three years, and 3.6% over five years. Recent direction therefore confirms continued growth but breaks from the stronger longer-run pace. The history has 138 observations with 100% stated coverage, supporting continuity of the index record. Monthly-return variability annualized to 2.5%, indicating limited movement around the trend rather than a highly erratic series; that supports somewhat more confidence in the current index snapshot than a volatile history would. Separately, the largest historical peak-to-trough drawdown was 2.6%, showing prior declines remained shallow. Its 75.4 stability score ranked 714 among history-eligible ZIPs nationally, a transparent discovery measure rather than a forecast or investment signal.
Redfin’s direct rolling-three-month ZIP resale observation belongs solely to the for-sale market, not rental transactions. Median sold price was $429,896, up 2.4% year over year, with 167 homes sold, 313 active listings, inventory of 141 homes, 44 median days on market, and 2.6 months of supply. Sale-to-list averaged 99.3%; 22.9% of sales exceeded list price and 31.9% went off market within two weeks. Those mixed liquidity signals sit beside a 5.6% annualized-ZORI-to-median-price screening ratio. That ratio is only a cross-source screen, not a cap rate, property yield, net return, or expected return. Resale prices rising faster than the recent rent index challenges any simple reading of stable rent history as a full property-economics conclusion.
The evidence is strongest as a bounded comparison of different measures: current ZIP asking rent is above city, county, and metro context; ACS shows a near-level occupied-home gross-rent median but substantial reported renter burden; and resale activity shows a separate sales market with neither rental comparables nor operating economics. No figure here forecasts rents, prices, vacancy, or investment outcomes. Property-level review should test actual same-bedroom asking rents, lease length, concessions, utility inclusions, unit condition, current availability, and the specific sale’s list-price history and comparable sales. The practical question is whether those unit-level facts align with the ZIP-wide signals rather than whether any one index can answer the property decision alone.
","findings":[{"body":"ZIP 89081’s Zillow ZORI is above the stated North Las Vegas city, Clark County, and metro rent contexts. That is a meaningful current-market signal because ZORI reflects typical observed asking rents across rental types. It is still an index, however, not a specific advertised rent, executed lease, or inventory count. Unit size, utilities, concessions, and condition remain necessary checks.","title":"Asking rent is above broader rent context"},{"body":"The mechanical income screen based on current ZORI falls below the ZCTA median household income, but the ACS survey reports that a substantial share of renter households are rent burdened. These measures answer different questions: the first is arithmetic using an aggregate income median, while the second reflects surveyed renter-household rent payments. Neither result establishes affordability for an individual applicant.","title":"Affordability screens point in different directions"},{"body":"Same-month Zillow history is positive across the measured one-, three-, and five-year intervals, yet the most recent annual pace is below the longer-period rates. Full stated history coverage, modest annualized variability, and a shallow historical drawdown make the index record comparatively stable. They do not predict future rent changes, guarantee price resilience, or describe an individual rental property.","title":"Rent history remains positive but has decelerated"},{"body":"The direct ZIP resale observation shows year-over-year sold-price growth alongside measurable marketing time, inventory, and less-than-full average sale-to-list pricing. This is for-sale evidence only. The annualized ZORI divided by median sold price is useful as a cross-source screening ratio, but it excludes expenses, financing, taxes, vacancy experience, and property-specific rent, so it cannot represent investment performance.","title":"Resale evidence complicates the rent-only reading"}],"risks":["Zillow ZORI is a blended ZIP-level asking-rent index, so it may not match a specific home’s bedroom count, condition, utility treatment, lease term, concession package, or currently available asking rent.","ACS figures describe a matched ZCTA over a five-year survey period, and ZCTAs are statistical areas rather than USPS delivery ZIPs; survey medians and burden shares should not be read as live-market observations.","HUD bedroom standards are administrative benchmarks rather than advertised rents, while the bedroom figures here are modelled from the HUD ladder and ZIP ZORI rather than measured rents for actual available units.","Redfin resale data measure for-sale transactions and listing conditions only. The rent-price screening ratio omits operating costs, property taxes, insurance, financing, maintenance, and unit-specific vacancy, preventing property-level return conclusions."],"qa":[{"a":"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. Similar dollar levels can be informative as context, but they do not make the series interchangeable or establish the rent for a currently available unit.","q":"Why do Zillow ZORI and ACS median gross rent look similar but mean different things?"},{"a":"No. The studio through four-bedroom figures are modelled monthly estimates created by scaling ZIP ZORI with the local HUD bedroom ladder. They preserve a local size relationship, but they are not observed listing medians, signed-lease rents, or evidence that any specific bedroom type is available at that amount.","q":"Are the bedroom rent figures actual measured rents in ZIP 89081?"},{"a":"No. The screen simply annualizes the ZIP asking-rent index and divides it by 30%. It is arithmetic, not underwriting guidance, legal advice, or a qualification standard. Household income, debt, utilities, household size, lease terms, and actual rent all vary, while ACS burden statistics are aggregate survey results.","q":"Does the 30% income screen show whether a renter will qualify or be comfortable?"},{"a":"It divides annualized ZIP ZORI by the direct ZIP median sold price, creating a cross-source comparison between an asking-rent index and resale pricing. It can flag tension between rent and sale-price levels, but it is not a cap rate, net return, property yield, expected return, or substitute for property-specific income and expense review.","q":"What does the Redfin rent-price screening ratio tell a reader?"}],"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 FY2026","pulledAt":"2026-07-26","url":"https://www.huduser.gov/portal/datasets/usps_crosswalk.html"},{"key":"realtor_county","name":"Realtor.com Economic Research — county listing inventory","release":"county inventory 2026-06","pulledAt":"2026-07-28","url":"https://www.realtor.com/research/data/"},{"key":"redfin","name":"Redfin Data Center — inventory, days on market, and price cuts","release":"metro tracker through 2026-05-01","pulledAt":"2026-07-26","url":"https://www.redfin.com/news/data-center/"},{"key":"redfin_zip","name":"Redfin Data Center — ZIP resale activity and supply","release":"ZIP rolling 3 months through 2026-06-30; updated 2026-07-03","pulledAt":"2026-08-12","url":"https://www.redfin.com/news/data-center/"},{"key":"zillow_county","name":"Zillow ZHVI and ZORI — county values and rents","release":"county ZHVI/ZORI 2026-06","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori","name":"Zillow ZORI — metro market rents","release":"Metro_zori_uc_sfrcondomfr_sm_sa_month.csv","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_city","name":"Zillow ZORI — city market rents","release":"zillow_zori_city.csv","pulledAt":"2026-07-29","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_zip","name":"Zillow ZORI — ZIP market rents","release":"ZORI ZIP 2026-06","pulledAt":"2026-08-08","url":"https://www.zillow.com/research/data/"}],"history":[{"period":"2015-01-01","rent":1101.20335},{"period":"2015-02-01","rent":1104.573276},{"period":"2015-03-01","rent":1105.260358},{"period":"2015-04-01","rent":1110.499029},{"period":"2015-05-01","rent":1114.314272},{"period":"2015-06-01","rent":1116.142104},{"period":"2015-07-01","rent":1118.815302},{"period":"2015-08-01","rent":1118.084884},{"period":"2015-09-01","rent":1124.16393},{"period":"2015-10-01","rent":1126.247529},{"period":"2015-11-01","rent":1131.047966},{"period":"2015-12-01","rent":1134.36792},{"period":"2016-01-01","rent":1135.92736},{"period":"2016-02-01","rent":1134.590765},{"period":"2016-03-01","rent":1139.197643},{"period":"2016-04-01","rent":1143.313559},{"period":"2016-05-01","rent":1152.939158},{"period":"2016-06-01","rent":1162.955313},{"period":"2016-07-01","rent":1160.719406},{"period":"2016-08-01","rent":1168.668678},{"period":"2016-09-01","rent":1168.105771},{"period":"2016-10-01","rent":1172.109739},{"period":"2016-11-01","rent":1173.664754},{"period":"2016-12-01","rent":1176.926516},{"period":"2017-01-01","rent":1189.837255},{"period":"2017-02-01","rent":1198.57784},{"period":"2017-03-01","rent":1207.377633},{"period":"2017-04-01","rent":1213.800682},{"period":"2017-05-01","rent":1220.664207},{"period":"2017-06-01","rent":1229.498684},{"period":"2017-07-01","rent":1246.053355},{"period":"2017-08-01","rent":1248.839987},{"period":"2017-09-01","rent":1255.19524},{"period":"2017-10-01","rent":1264.964644},{"period":"2017-11-01","rent":1271.215571},{"period":"2017-12-01","rent":1281.808721},{"period":"2018-01-01","rent":1281.705808},{"period":"2018-02-01","rent":1301.791897},{"period":"2018-03-01","rent":1309.919747},{"period":"2018-04-01","rent":1312.373561},{"period":"2018-05-01","rent":1301.930246},{"period":"2018-06-01","rent":1303.050495},{"period":"2018-07-01","rent":1306.529394},{"period":"2018-08-01","rent":1321.461968},{"period":"2018-09-01","rent":1330.956176},{"period":"2018-10-01","rent":1347.888145},{"period":"2018-11-01","rent":1359.608362},{"period":"2018-12-01","rent":1370.479741},{"period":"2019-01-01","rent":1368.862584},{"period":"2019-02-01","rent":1369.01728},{"period":"2019-03-01","rent":1374.287973},{"period":"2019-04-01","rent":1384.893536},{"period":"2019-05-01","rent":1403.916116},{"period":"2019-06-01","rent":1412.511216},{"period":"2019-07-01","rent":1417.463234},{"period":"2019-08-01","rent":1417.789525},{"period":"2019-09-01","rent":1421.877797},{"period":"2019-10-01","rent":1416.85565},{"period":"2019-11-01","rent":1417.862308},{"period":"2019-12-01","rent":1416.541483},{"period":"2020-01-01","rent":1427.78721},{"period":"2020-02-01","rent":1427.754531},{"period":"2020-03-01","rent":1447.074449},{"period":"2020-04-01","rent":1446.1782},{"period":"2020-05-01","rent":1437.932151},{"period":"2020-06-01","rent":1444.608761},{"period":"2020-07-01","rent":1451.525434},{"period":"2020-08-01","rent":1474.571835},{"period":"2020-09-01","rent":1488.553764},{"period":"2020-10-01","rent":1525.049967},{"period":"2020-11-01","rent":1556.073976},{"period":"2020-12-01","rent":1569.911606},{"period":"2021-01-01","rent":1563.448261},{"period":"2021-02-01","rent":1556.955053},{"period":"2021-03-01","rent":1576.021544},{"period":"2021-04-01","rent":1586.217973},{"period":"2021-05-01","rent":1627.410323},{"period":"2021-06-01","rent":1667.202161},{"period":"2021-07-01","rent":1715.232309},{"period":"2021-08-01","rent":1755.422842},{"period":"2021-09-01","rent":1798.584741},{"period":"2021-10-01","rent":1837.201982},{"period":"2021-11-01","rent":1851.007594},{"period":"2021-12-01","rent":1870.206765},{"period":"2022-01-01","rent":1877.549269},{"period":"2022-02-01","rent":1901.428989},{"period":"2022-03-01","rent":1910.470322},{"period":"2022-04-01","rent":1931.633601},{"period":"2022-05-01","rent":1929.478056},{"period":"2022-06-01","rent":1921.778299},{"period":"2022-07-01","rent":1919.228027},{"period":"2022-08-01","rent":1911.167419},{"period":"2022-09-01","rent":1907.017857},{"period":"2022-10-01","rent":1898.130679},{"period":"2022-11-01","rent":1899.818237},{"period":"2022-12-01","rent":1902.805908},{"period":"2023-01-01","rent":1910.442439},{"period":"2023-02-01","rent":1911.075791},{"period":"2023-03-01","rent":1911.018722},{"period":"2023-04-01","rent":1914.63568},{"period":"2023-05-01","rent":1924.874861},{"period":"2023-06-01","rent":1931.324376},{"period":"2023-07-01","rent":1926.723309},{"period":"2023-08-01","rent":1914.113121},{"period":"2023-09-01","rent":1902.73572},{"period":"2023-10-01","rent":1886.252323},{"period":"2023-11-01","rent":1889.340309},{"period":"2023-12-01","rent":1903.130052},{"period":"2024-01-01","rent":1924.308667},{"period":"2024-02-01","rent":1935.123516},{"period":"2024-03-01","rent":1952.82972},{"period":"2024-04-01","rent":1971.766233},{"period":"2024-05-01","rent":1978.766812},{"period":"2024-06-01","rent":1968.731573},{"period":"2024-07-01","rent":1955.384573},{"period":"2024-08-01","rent":1953.461032},{"period":"2024-09-01","rent":1954.344776},{"period":"2024-10-01","rent":1967.409607},{"period":"2024-11-01","rent":1969.7662},{"period":"2024-12-01","rent":1977.243396},{"period":"2025-01-01","rent":1977.718578},{"period":"2025-02-01","rent":1990.902885},{"period":"2025-03-01","rent":1997.514776},{"period":"2025-04-01","rent":1998.229857},{"period":"2025-05-01","rent":1980.025797},{"period":"2025-06-01","rent":1982.32079},{"period":"2025-07-01","rent":2002.457327},{"period":"2025-08-01","rent":2018.055931},{"period":"2025-09-01","rent":2028.936958},{"period":"2025-10-01","rent":2033.124663},{"period":"2025-11-01","rent":2033.515117},{"period":"2025-12-01","rent":2023.398821},{"period":"2026-01-01","rent":2013.871108},{"period":"2026-02-01","rent":2000.582755},{"period":"2026-03-01","rent":1989.623871},{"period":"2026-04-01","rent":1981.251003},{"period":"2026-05-01","rent":1991.402643},{"period":"2026-06-01","rent":1994.015873}],"historySummary":{"pointCount":138,"firstPeriod":"2015-01-01","latestPeriod":"2026-06-01","coverageMonths":138,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":1982.32079,"endRent":1994.015873,"change":0.005899692450887395,"cagr":0.005899692450887395},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":1931.324376,"endRent":1994.015873,"change":0.0324603664609886,"cagr":0.010705113759635232},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":1667.202161,"endRent":1994.015873,"change":0.19602524495528173,"cagr":0.036449316111316854}},"maxDrawdown":-0.025701364874584187,"annualizedVolatility":0.025113195835947497,"consecutiveReturnCount":137}}