ZIP 89141’s June 2026 Zillow ZORI is $2,062 per month, up 0.5% from the same month a year earlier. This is a ZIP-level typical observed asking-rent index blended across rental types, rather than a lease-specific quote. In the same sentence of wider-context comparison, Las Vegas city context is $1,722, Clark County context is $1,748, and Las Vegas-Henderson-Paradise, NV metro context is $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 rent-history record points to stable growth, but the recent pace is slower than the longer path. Exact same-month change was 0.5% annualized over 1 year, 0.7% over 3 years, and 2.1% over 5 years, so the latest direction does not fully confirm the stronger longer-run rate. The record contains 138 observations with full coverage. Monthly rent changes translate to 2.9% annualized variability, which supports only moderate confidence in any single current index reading rather than precision about a specific available unit. Separately, the maximum drawdown was 3.7%, showing that the historical series did experience declines. Transparent national discovery ranks among history-eligible ZIPs were 2,213 for momentum, 1,382 for stability, and 2,143 for the balanced measure, where lower rank is stronger. These are backward-looking measurements, not forecasts or investment recommendations.
Other rent sources answer different questions and should not be substituted for Zillow’s asking-rent index. The matched Census ZCTA ACS 2024 five-year survey reports median gross rent of $2,367 with a $117 margin of error; it surveys occupied renter homes and includes selected utilities. That historical household-cost measure exceeds the current asking-rent index, but neither source measures the other’s universe. HUD’s administrative bedroom-specific FMR/SAFMR reference is not asking rent; its relevant central ladder standard is $1,735, making ZIP ZORI 118.8% of that benchmark. Scaling the ZIP index through the local HUD ladder produces modelled monthly estimates of $1,584 for a studio, $1,757 for one bedroom, $2,062 for two bedrooms, $2,868 for three bedrooms, and $3,285 for four bedrooms. They are modelled estimates, never measured bedroom rents.
The affordability screen is mixed. Applying a 30% gross-income share to the current ZIP asking-rent index produces required income of $82,480, while ZCTA median household income is $122,339; the index therefore represents 20.2% of that median income by arithmetic. This is a screening calculation, not advice and not an applicant qualification rule. Yet 44.7% of surveyed renter households report spending at least that share of income on gross rent, underscoring that a ZIP-wide median does not describe all household circumstances. The ZCTA contains 15,582 housing units, of which an estimated 88.8% are single-family units. Its 4.2% overall vacancy rate and 26.5% renter share describe area-level stock and occupancy, not availability, condition, or affordability of any particular unit.
The direct rolling-three-month Redfin ZIP resale observation creates a notable counterpoint to rent stability. Median sold price was $534,879, down 1.9% year over year, with 225 homes sold and a median 52 days on market. Inventory stood at 276 homes, 13.4% below its prior-year level, while supply measured 3.7 months. Sellers realized an average 98.6% of list price; 8.7% of sales closed above list, and 28.3% went off market within two weeks. These are for-sale market and resale-liquidity signals, not rental transactions or rental comparables. Annualized ZIP ZORI divided by median sold price is 4.6%, a cross-source screening ratio only; it is not a cap rate, net return, expected return, or property yield.
The main tension is that the current asking-rent index remains above city, county, and metro context while its near-term growth has slowed and ZIP resale prices have declined. The resale evidence challenges a simple reading of steady rent history as uniformly strengthening market conditions, even though limited months of supply and below-list sale pricing send different resale signals. At the same time, the median-income screen appears less strained than the renter-burden result. Those measures are compatible because one compares a current asking-rent index with a ZIP-wide income median, while the other summarizes surveyed occupied renter households and their gross-rent burdens. None establishes why rents, prices, burdens, or supply moved.
Scope limits are decisive here. Zillow ZORI is an index of observed asking rents across rental types, ACS is a ZCTA-based survey of occupied homes, HUD is an administrative standard, and Redfin is a direct ZIP resale observation. City, county, and metro figures are context only and do not replace ZIP evidence. Historical rent measurements do not forecast future asking rents, and resale liquidity does not establish rental operating performance. The vacancy and burden figures cannot prove whether a particular home will rent, how quickly it will rent, whether utilities are included, or what a prospective household can afford. Margins of error also matter when interpreting ACS household and renter statistics.
Property-level use would require checks the packet cannot supply: the actual advertised rent for the specific unit, bedroom count, included utilities, lease term, concessions, condition, availability date, and comparable current listings. A resale-oriented review would also need the recorded transaction details, listing history, property characteristics, and costs not represented in the rent-to-price screen. The current evidence supports a concise description of a comparatively high ZIP asking-rent index, slower recent rent growth, and a softer median resale price signal. The unresolved question is whether a specific available property aligns with the modelled bedroom estimate and the broad ZIP-level affordability screen without assuming either describes that individual unit.
","findings":[{"body":"The current ZIP asking-rent index sits above the named city, county, and metro context measures. However, the shorter historical change is weaker than the longer same-month growth record. That combination supports a description of elevated current asking-rent positioning with decelerated recent momentum, rather than a conclusion that asking rents are rapidly accelerating.","title":"Rent level remains elevated, while growth has moderated"},{"body":"The ACS gross-rent measure is higher than the Zillow asking-rent index, but the difference should not be read as a simple discount or premium. ACS summarizes occupied renter homes and selected utilities over a survey period, whereas Zillow tracks typical observed asking rents. HUD adds a third universe: an administrative bedroom-specific standard rather than a rent quote.","title":"Household-cost evidence is not interchangeable with asking-rent evidence"},{"body":"The arithmetic income screen based on the current asking-rent index is below the area median-household-income benchmark, while a substantial share of surveyed renter households report high gross-rent burdens. These findings can coexist because the measures use different populations, time frames, and definitions. Neither result determines affordability for a particular applicant or available home.","title":"Affordability indicators point in different directions"},{"body":"The ZIP resale observation shows a lower median sold price from the prior year alongside constrained supply and sale-to-list results below parity. That for-sale evidence neither measures leases nor converts the rent index into property economics. It does, however, challenge an overly simple interpretation that stable historical rent growth means every housing-market signal is strengthening.","title":"Resale conditions temper the rent-history reading"}],"risks":["The Zillow asking-rent index, ACS gross-rent survey, HUD standard, and Redfin resale record use different populations and methods. Treating any one as a substitute for another could materially distort a unit-level conclusion.","Historical rent changes, volatility, drawdown, and discovery ranks are backward-looking summaries of the observed index. They do not establish future rent direction, lease-up timing, resale outcomes, or operating performance for an individual property.","Redfin’s ZIP observation concerns homes sold in the for-sale market. Its price, supply, marketing-time, and sale-to-list measures are not rental comparables and cannot establish a particular property’s rent or tenant demand.","Area vacancy, renter burden, renter share, and housing-stock composition are broad statistical indicators. They cannot prove current vacancy, included utilities, condition, lease concessions, tenant qualification, or affordability for any specific available unit."],"qa":[{"a":"The measures cover different evidence universes. ACS is a multi-year survey of occupied renter homes and median gross rent includes selected utilities. Zillow ZORI is a typical observed asking-rent index across rental types. The difference is informative about definitions and timing, but it is not a direct measure of a discount, premium, or unit-level rent gap.","q":"Why does the ACS gross-rent figure differ from Zillow’s asking-rent index?"},{"a":"No. The bedroom figures are modelled ZIP estimates created by scaling the current Zillow asking-rent index through the local HUD bedroom ladder. HUD FMR or SAFMR is an administrative, bedroom-specific standard rather than asking-rent evidence. A specific unit can differ because the packet does not provide its condition, utilities, term, concessions, or listing details.","q":"Are the bedroom figures observed rents for available homes?"},{"a":"It is an arithmetic comparison that converts the current monthly asking-rent index into an annual income amount using a gross-income share threshold. It is not a recommendation, a tenant-screening standard, or an applicant qualification rule. It also cannot replace the surveyed renter-burden statistic, because that statistic describes occupied households with different incomes and gross housing costs.","q":"What does the required-income screen actually show?"},{"a":"They should remain in the for-sale evidence universe. Median sold price, transaction count, marketing time, inventory, supply, and sale-to-list measures describe direct ZIP resale conditions, not rental transactions. Dividing annualized ZORI by sold price can provide a cross-source screen, but it does not include operating costs, financing, taxes, repairs, or property-specific characteristics.","q":"How should the resale metrics be used alongside the rent data?"}],"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 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