At this ZIP, the immediate decision question is whether the current broad asking-rent benchmark aligns with household-income and renter-market evidence, rather than whether one source can define an available home. Zillow’s June 2026 ZORI is $1,416 per month, a 0.79% increase from a year earlier. This five-digit 89115 label is both Zillow’s ZIP market identifier and a Census ZCTA match. A ZCTA is a statistical area, however, and it is not identical to a USPS delivery ZIP. The benchmark is useful for setting a local reference point in this rental-data comparison, while the separate survey and administrative series answer different questions. It is not, by itself, a quote for any specific advertised unit.
Affordability pressure is the clearest cross-source question because the matched ZCTA’s ACS median household income is $51,681. Applying the stated 30% screen to the $1,416 asking index produces annual required income of $56,640, or $4,959 above that median; this is a 32.9% asking-rent-to-income arithmetic ratio. It is not advice or an applicant qualification rule. Renters occupy 12,980 units, representing 64.9% of occupied units. Of these renter households, 7,950, or 61.2%, report gross-rent burden at or above that threshold. That observed burden describes surveyed renter households in the ZCTA and cannot establish the finances or affordability of any individual tenancy.
Zillow and ACS sit unusually close in dollar terms but remain noninterchangeable. Zillow’s $1,416 ZORI is a typical observed asking-rent index blended across rental types. The matched ZCTA’s ACS median gross rent is $1,412 in the 2024 5-year survey of occupied renter homes; it includes selected utilities and is not a current-listing measure. HUD’s FY2026 two-bedroom FMR/SAFMR standard is $1,735, placing the ZORI at 81.6% of that standard. HUD’s figure is a bedroom-specific administrative standard, not asking rent. Similarity between the Zillow and ACS figures does not fuse their source populations, timing, or rent definitions.
The bedroom view should be read as a scaling device, not a set of observed rents. Modelled monthly ZIP estimates, created by scaling the ZIP ZORI with the local HUD ladder, run from $1,088 for a studio through $1,416 for two bedrooms to $2,256 for four bedrooms. The corresponding HUD monthly standards are $1,333, $1,735, and $2,764, respectively. Thus the model preserves local HUD bedroom spacing while anchoring its two-bedroom point to the ZIP index. These are modelled estimates, never measured bedroom rents; actual asks may differ by unit condition, lease terms, included charges, and listing timing. It is not a market inventory.
Housing counts indicate what sort of vacancy total is being summarized, rather than a count of immediately comparable listings. The ZCTA has 21,923 housing units: 19,998 occupied and 1,925 vacant, yielding an 8.8% vacancy rate. Within all vacant units, 709 are designated for rent, or 36.8% of vacancies. This category is distinct from occupied rental supply and says neither that a vacant unit is available now nor that it matches the ZORI. The structure mix includes 9,966 single-family units and 2,808 units in large multifamily structures. These stock and vacancy classifications help frame aggregate supply composition but cannot prove conditions, concessions, price, or availability at a particular property.
Broader benchmarks point to a different aggregate context, but they do not replace ZIP evidence. The North Las Vegas city context median gross rent is $1,705. It is a citywide reference, not a ZIP substitute. The Clark County context median gross rent is $1,626 and Clark County context vacancy rate is 9.1%, while the Las Vegas-Henderson-Paradise, NV metro context rent-to-income ratio is 27.4%. The city, county, and metro figures are wider-area context only: they have different geographic coverage and, for income and tenure measures, may reflect different household mixes than the matched ZCTA. They should therefore be compared as scope-specific benchmarks, not treated as alternative ZIP measurements.
Several limits govern a property-level reading. ZORI summarizes a blended rental-type index, the ACS is a multiyear survey with sampling uncertainty, and HUD standards serve administrative purposes. The figures cannot identify an exact bedroom, utilities, quality, lease duration, fee schedule, or current availability. Before using the ZIP benchmark for a specific home, check the live asking rent, advertised bedroom count, included and excluded utilities, mandatory fees, lease term, move-in timing, and whether the listing is active. Separately verify household income calculations against the actual recurring housing charge. Those checks test the unit itself; neither aggregate burden nor vacancy data can do so.
","findings":[{"body":"In the matched ZCTA, median household income is $51,681. The annual income obtained by applying the 30% screen to the $1,416 ZORI is $56,640, a $4,959 difference. That calculation produces a 32.9% rent-to-income ratio at the median income. It is an arithmetic comparison only, not guidance, a recommendation, or an applicant qualification test.","title":"Income screen is above the survey median"},{"body":"Zillow’s $1,416 June 2026 ZORI is a blended, typical observed asking-rent index. The ACS 2024 5-year median gross rent of $1,412 describes occupied renter homes and includes selected utilities. HUD’s FY2026 two-bedroom standard is $1,735. These amounts support parallel comparison, not substitution: HUD is administrative, ACS is survey-based, and neither is a current listing inventory.","title":"Rent figures are close but not interchangeable"},{"body":"The ZIP bedroom values are modelled estimates built by scaling the ZIP ZORI with the local HUD ladder. They range from $1,088 for a studio to $2,256 for four bedrooms, with $1,416 at two bedrooms. They express a relative bedroom pattern rather than collected bedroom-rent observations. A specific property can depart from this ladder because the index does not identify its lease, charges, or listing details.","title":"Bedroom values are modelled scalings"},{"body":"The ZCTA contains 21,923 housing units, including 1,925 vacant units, for an 8.8% vacancy rate. Of vacant units, 709 are designated for rent; that is 36.8% of the vacancy count, not a live inventory of comparable homes. Renters account for 64.9% of occupied units, and 61.2% of renter households report burden at the stated threshold. None of these aggregates establishes conditions at an individual property.","title":"Vacancy requires composition reading"}],"risks":["The Zillow ZIP identifier is matched to a Census ZCTA, but the ZCTA’s statistical boundaries are not USPS delivery boundaries; addresses can therefore require separate geographic verification.","A typical asking-rent index blended across rental types can differ from a currently advertised unit because it does not specify condition, lease length, utilities, fees, or availability.","Survey income and burden results describe sampled occupied renter households over the ACS period, with sampling uncertainty, and cannot determine affordability, payment history, or eligibility for an individual applicant.","Units designated for rent within an aggregate vacancy total do not establish active marketing, comparable bedroom configuration, pricing, concessions, or move-in readiness at a property."],"qa":[{"a":"They answer different measurement questions. Zillow ZORI is a ZIP-level, blended typical observed asking-rent index; ACS median gross rent is a five-year survey result for occupied renter homes that includes selected utilities; HUD FMR/SAFMR is a bedroom-specific administrative standard. Close dollar values do not make their populations, timing, or rent definitions interchangeable.","q":"Why are the Zillow, ACS, and HUD rent figures not merged?"},{"a":"They are modelled monthly ZIP estimates, not measured bedroom rents. The calculation scales the single ZIP ZORI level using ratios in the local HUD bedroom ladder, so it preserves that ladder’s relative spacing. It does not observe unit-specific list prices or determine whether a particular studio, one-bedroom, or larger unit is available.","q":"What do the bedroom amounts represent?"},{"a":"It converts the ZIP asking-rent index into an annual income amount by applying a fixed share of income to rent. For the supplied ZORI, the result is $56,640 versus a $51,681 median household income. This is arithmetic context only; it is neither rental advice nor a qualification, underwriting, or eligibility rule.","q":"What does the 30% income screen mean here?"},{"a":"They describe aggregate ZCTA patterns, not a property file. The vacancy measure groups housing units by status, and the burden measure reports surveyed renter households meeting the stated threshold. Neither series confirms a current listing, a lease charge, the condition of a vacant unit, or the financial position of any prospective or current household.","q":"How should vacancy and burden figures be used?"}],"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 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