The notable measured tension in 89084 is that the $1,938 June 2026 Zillow ZORI is essentially level with the $1,939 ACS median gross rent, while the two figures answer different questions. ZORI is a ZIP-level typical observed asking-rent index blended across rental types; it is not a lease-level quote. ACS gross rent reflects occupied renter homes and includes selected utilities, so the near match should not be read as confirmation that a newly advertised unit costs the same as an occupied household’s home. The $77,520 annual income implied by applying a 30% screen to current ZORI is arithmetic only, neither advice nor an applicant qualification rule. That screen sits beside, rather than resolves, the reported renter burden discussed below.
Current asking-rent momentum has slowed relative to the longer record. The exact same-month one-year annualized change was 0.8%, the three-year change was 1.0%, and the five-year change was 3.1%. Recent direction therefore breaks from, rather than confirms, the stronger five-year path: asking rents still rose over each comparison period, but the most recent pace was materially lower. Annualized monthly-return variability of 2.5% supports somewhat more confidence in the stability of a single current ZORI snapshot than a highly erratic series would, although it does not eliminate timing risk. Separately, the maximum drawdown was 4.1%, showing that the observed path included meaningful declines. The history has 138 observations. Transparent national discovery ranks among history-eligible ZIPs were 2,059 for momentum, 619 for stability, and 1,498 for the balanced measure; lower ranks are stronger, and these are descriptive discovery tools rather than forecasts or investment recommendations.
The local HUD ladder produces modelled, not measured, bedroom estimates when it scales ZIP ZORI by bedroom-specific standards. The resulting monthly estimates are $1,489 for a studio, $1,651 for one bedroom, $1,938 for two bedrooms, $2,695 for three bedrooms, and $3,087 for four bedrooms. These figures do not establish observed asking rents for a particular bedroom count. HUD FMR/SAFMR is an administrative, bedroom-specific standard rather than asking rent; its local two-bedroom standard is $1,735. The modelled two-bedroom estimate is therefore 11.7% above that standard, an alignment signal between two calculation frameworks rather than evidence of a measured market transaction.
The five-digit label 89084 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. In the matched ACS five-year survey, the ZCTA contained 14,401 housing units and had a 4.4% all-unit vacancy rate. Renter households numbered 3,310, or 24.0% of occupied homes. Of those renters, 1,719, or 51.9%, reported gross-rent burden at or above the 30% threshold. That burden measure describes surveyed occupied renter households, not the affordability of a specific vacancy or applicant. Housing stock was heavily concentrated in 12,423 single-family units, versus 370 units in large multifamily structures. The all-unit vacancy measure and this stock mix provide market structure, but neither proves that a particular rental is available, appropriately priced, or suitable for a given household.
Wider comparisons place the ZIP above its surrounding asking-rent contexts, without turning those broader geographies into ZIP evidence. For city context, North Las Vegas had a Zillow asking-rent index of $1,846; for county context, Clark County was $1,748; and for metro context, Las Vegas-Henderson-Paradise, NV was also $1,748. The city’s ACS median gross rent was $1,705, while Clark County’s ACS median gross rent was $1,626. Each city, county, and metro figure is context for its named geography, not a substitute rent observation for 89084. The ZIP’s current ZORI premium versus those broader asking-rent indices is consistent with its higher matched-ZCTA gross-rent reading, but the separate source universes prevent treating those comparisons as interchangeable rent comps.
Redfin supplies a distinct for-sale lens: this is direct rolling-three-month ZIP resale evidence, not rental transactions or property economics. The median sold price was $454,897, up 3.4% year over year, with 273 homes sold and median marketing time of 49 days. Redfin reported inventory of 283 homes and 3.1 months of supply. Sale-to-list signals were measured in that resale universe as well: the average sale-to-list ratio was 99.1%, and 15.5% of sales closed above list. Annualized ZIP ZORI divided by the median sold price produces a 5.1% cross-source screening ratio only; it is not a cap rate, net return, expected return, or property yield. The resale evidence challenges the softened rent-history signal because sold prices rose faster than the one-year asking-rent change, while the near-list sale ratio and marketing time indicate a resale market that was not simply characterized by immediate above-list transactions.
Timing and uncertainty limit how finely these sources can be read. The current rent index and history end in 2026, whereas the matched ACS evidence is the 2024 five-year survey of occupied households. The ACS median gross-rent margin of error was $123, and the renter-household count margin of error was 404, both at the survey field’s stated confidence convention. HUD’s administrative standard, Zillow’s asking-rent index, ACS’s occupied-household survey, and Redfin’s resale observations remain separate evidence universes even when their values appear close. None supplies a forecast, a causal explanation, a particular-property valuation, or evidence that every listed rental shares the ZIP-wide conditions.
At the property level, the unresolved task is to test whether a specific listing resembles the broad ZIP signals rather than assume that it does. A property-level review can verify the advertised rent, actual bedroom count, utility responsibility, lease terms, availability date, condition, and whether the unit’s rental type belongs in the mix reflected by ZORI. It can also distinguish a specific home’s possible resale comparables from Redfin’s ZIP-wide rolling observation. The central decision question is whether the individual unit supports the current asking-rent snapshot despite slowing recent rent growth, material surveyed renter burden, and a resale market whose price movement has outpaced the latest asking-rent change.
","findings":[{"body":"The current Zillow ZORI and ACS median gross-rent figures are nearly equal, but that apparent agreement is not a direct validation. Zillow measures a typical observed asking-rent index across rental types, while ACS measures occupied renter homes in a five-year survey and includes selected utilities. The comparison is useful as a broad consistency check, not as a listing-level rent estimate.","title":"A close rent match masks different source universes"},{"body":"Same-month rent growth was positive over the one-year, three-year, and five-year periods, yet the latest annual pace was below the longer-run pace. The complete history and relatively favorable stability discovery rank support use of the current snapshot, but the recorded drawdown and reduced recent growth mean the snapshot should not be treated as a continuation forecast.","title":"The historical path remains positive but has decelerated"},{"body":"Redfin’s direct ZIP resale evidence showed rising median sold prices while Zillow’s latest one-year asking-rent change was much slower. Marketing time, months of supply, sale-to-list behavior, and homes sold all describe the for-sale market only. The annualized-rent-to-sale-price figure is a screening ratio across sources, not a measure of property income or return.","title":"Resale pricing creates a cross-market tension"},{"body":"The matched ZCTA has a substantial single-family housing concentration, a relatively small renter share, and more than half of surveyed renter households reporting gross-rent burden at or above the stated threshold. These measures provide useful context for housing structure and renter pressure, but neither vacancy nor burden can establish the availability, condition, utilities, or affordability of a particular unit.","title":"Stock composition and burden require property-level confirmation"}],"risks":["The near equality between current Zillow asking-rent index and ACS median gross rent can be misleading because the sources cover different populations, time frames, and utility treatment.","Recent rent growth is slower than the three-year and five-year readings, so interpreting the latest index as evidence of sustained acceleration would extend backward-looking evidence beyond its scope.","Surveyed renter burden is substantial, but it is measured among occupied renter households and cannot demonstrate that any specific listing is unaffordable, vacant, or representative.","Redfin resale conditions may appear stronger than recent rent momentum, yet sold-price, inventory, and sale-to-list measures describe for-sale transactions rather than rental demand or property-level economics."],"qa":[{"a":"Zillow ZORI is a ZIP-level typical observed asking-rent index blended across rental types. ACS median gross rent is a five-year survey measure for occupied renter households and includes selected utilities. One is oriented to asking rents and the other to existing occupied homes, so their close values do not establish the rent for a newly listed unit.","q":"Why are Zillow ZORI and ACS median gross rent not interchangeable?"},{"a":"The studio through four-bedroom figures are modelled ZIP estimates created by scaling the current ZIP ZORI with the local HUD bedroom ladder. They are not measured bedroom rents, lease transactions, or direct listing medians. HUD FMR or SAFMR is an administrative standard, not an asking-rent series, so the ladder is a modelling input rather than rental-market proof.","q":"What do the bedroom figures represent?"},{"a":"Redfin is direct rolling-three-month ZIP resale evidence. Its median sold price, price change, homes sold, days on market, inventory, months of supply, and sale-to-list signals describe for-sale transactions. They should not be used as rental comparables. Dividing annualized ZORI by median sold price creates only a cross-source screening ratio and does not measure a property return.","q":"How should the Redfin resale block be read?"},{"a":"A specific unit requires confirmation of its advertised rent, bedroom count, included utilities, lease terms, availability date, condition, and rental type. Those checks determine whether the property resembles the mix behind a ZIP-wide asking-rent index. ZIP vacancy, renter burden, ACS stock, and Redfin resale information can frame questions, but they cannot verify a particular unit’s terms or affordability.","q":"What should be checked before applying ZIP evidence to a specific rental?"}],"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 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