ZIP 89142 shows a current rent-versus-resale tension rather than a single unambiguous market signal. Zillow’s typical observed asking-rent index, which blends rental types, was $1,600 in June 2026, up 1.9% from the same month a year earlier. In wider context, the Las Vegas city asking-rent context was $1,721.81, the Clark County asking-rent context was $1,748, and the Las Vegas-Henderson-Paradise metro asking-rent context was $1,748. Thus, the ZIP-level asking-rent index sits below each broader-geography context, while later resale evidence shows a separate for-sale market moving upward.
The five-digit 89142 label is both a Zillow ZIP market identifier and a matched Census ZCTA. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP. The ACS five-year survey reports a $1,566 median gross rent for occupied renter homes; that measure includes selected utilities and differs from Zillow’s asking-rent index. Zillow’s $1,600 reading is 2.2% above the ACS figure, a narrow gap that should not be read as agreement between identical rental populations, unit mixes, lease terms, or utility treatments. ACS is a backward-looking survey of occupied renter homes, whereas Zillow tracks typical observed asking rents.
The bedroom figures are modelled estimates, not measured bedroom rents. They scale the ZIP’s Zillow asking-rent index using the local HUD bedroom ladder: $1,229 for a studio, $1,363 for one bedroom, $1,600 for two bedrooms, $2,225 for three bedrooms, and $2,549 for four bedrooms. HUD’s Fair Market Rent or Small Area Fair Market Rent ladder is an administrative, bedroom-specific standard rather than asking rent. The modelled two-bedroom estimate equals 92.2% of the local HUD two-bedroom standard. That difference is useful for describing the relationship between the two systems, but it cannot establish what any particular two-bedroom unit is advertised for or leased at.
A simple 30% required-income screen converts the current $1,600 monthly asking-rent index into $64,000 of annual household income. This is arithmetic, not advice and not an applicant qualification rule. The ZIP’s ACS median household income was $71,233, placing the index-based screen at 27.0% of that all-household income measure; it is not a renter-income statistic. Separately, 54.5% of ACS renter households reported paying at least 30% of income toward gross rent. The Las Vegas city context burden share was 58.6% and the Clark County context burden share was 57.7%. These survey burden figures describe household-level conditions, not affordability or payment stress at any particular available unit.
Housing composition and vacancy add another reason to avoid treating the asking-rent index as a complete availability measure. The matched ZCTA contained 11,541 housing units, including 8,450 single-family units. Its overall vacancy rate was 10.2%, while renters occupied 38.7% of occupied homes. The ACS also counted units vacant for rent, but vacancy is not proof that a specific unit is currently available, competitively priced, habitable, or suitable for a given household. The stock counts, tenure mix, and vacancy measure are survey-based area descriptions rather than a current inventory feed for advertised rentals.
The rent history is positive but slower than its longer path. Exact same-month Zillow changes were 1.9% over one year, 1.9% annualized over three years, and 3.4% annualized over five years. Recent direction therefore confirms the longer-run upward direction while breaking from the earlier five-year pace. Historical coverage was 99.3%, supporting a nearly complete series for the stated period. Monthly rent changes annualize to 3.2% variability, so a single current reading deserves moderate rather than absolute confidence. The largest recorded peak-to-trough decline was 4.4%, showing that the path was not uniformly upward. Transparent discovery ranks were 1,587 for momentum, 1,949 for stability, and 1,981 for the balanced measure among history-eligible ZIPs, where a lower rank is higher. These are backward-looking measurements, not forecasts or investment recommendations.
The direct rolling-three-month ZIP resale observation describes for-sale transactions, not rental transactions. Median sold price was $380,414, up 3.8% year over year; 86 homes sold and median marketing time was 56 days. Inventory stood at 75 homes, down 24.7%, with 2.6 months of supply. Within this resale universe, the average sale-to-list ratio was 99.14%, and 25.02% of sales closed above list price. Annualized ZIP Zillow asking rent divided by the median sold price produces a 5.05% cross-source screening ratio only; it is not a cap rate, net return, expected return, or property yield. The resale price increase contrasts with the more modest asking-rent increase, challenging any attempt to treat rent momentum alone as a signal for the for-sale market.
The evidence has material limits at property level. Zillow is an index rather than a unit ledger; ACS is a survey of occupied renter homes; HUD is an administrative standard; and Redfin summarizes ZIP resale observations. Necessary property-level checks include the exact advertised rent, unit size and condition, bedroom count, included utilities, concessions, lease term, listing availability, and the date and attributes of relevant comparable sales. Those checks would determine whether a specific rental resembles the blended Zillow index, whether its gross cost differs from ACS treatment, and whether a particular property resembles the homes represented by the ZIP resale median.
","findings":[{"body":"Zillow’s ZIP-level typical asking-rent index was $1,600, below the Las Vegas city, Clark County, and Las Vegas-Henderson-Paradise metro context readings. This is a comparison of asking-rent index scopes, not proof that every 89142 unit is cheaper. The ZIP reading remains slightly above the ACS median gross-rent measure, which reflects occupied renter homes and selected utilities.","title":"Current asking rent trails broader rental contexts"},{"body":"The arithmetic 30% income screen for the current Zillow asking-rent index is $64,000 annually, below the ZCTA median household income of $71,233. Yet ACS reports that 54.5% of renter households were burdened at 30% or more of income for gross rent. The two measures use different populations and should not be converted into a conclusion about any household or available unit.","title":"Burden evidence is less comfortable than the index-income screen"},{"body":"Same-month Zillow rent growth was 1.9% over both the one-year and annualized three-year intervals, below the 3.4% annualized five-year pace. The series was nearly complete, but monthly variation and a recorded drawdown indicate that the current index should be read as one point in a variable historical sequence. History ranks are discovery tools rather than predictions.","title":"Historical rent direction remains positive but has moderated"},{"body":"Redfin’s direct rolling-three-month resale evidence shows a median sold price rising 3.8% year over year while the ZIP asking-rent index rose 1.9%. Resale inventory and months of supply describe the for-sale market only, and sale-to-list data are transaction signals rather than rental evidence. The resulting rent-price figure is useful solely as a cross-source screen, not as property economics.","title":"Resale movement is stronger than current rent momentum"}],"risks":["A ZIP-level asking-rent index blends rental types and does not reveal concessions, utilities, lease duration, unit condition, current availability, or whether a specific listing matches the modelled bedroom estimate.","ACS gross rent, renter burden, income, tenure, and vacancy are five-year survey measures for the matched ZCTA, with definitions and timing that differ from current ZIP asking-rent observations.","HUD bedroom standards are administrative benchmarks rather than market asking rents. Scaling Zillow’s index with that ladder creates modelled estimates, which cannot substitute for measured bedroom-specific listings.","Redfin resale indicators summarize direct rolling-three-month for-sale activity. Median prices, supply, marketing time, and sale-to-list patterns do not establish rental transaction prices, operating costs, or outcomes for a specific property."],"qa":[{"a":"They measure different evidence universes. Zillow is a ZIP-level typical observed asking-rent index blended across rental types, while ACS is a five-year survey of occupied renter homes in the matched ZCTA and includes selected utilities. Similar dollar values do not mean the same units, households, lease terms, timing, or cost components are being measured.","q":"Why does the Zillow asking-rent index differ from ACS median gross rent?"},{"a":"No. The studio through four-bedroom figures are modelled estimates created by scaling the ZIP Zillow asking-rent index with the local HUD bedroom ladder. HUD Fair Market Rent or Small Area Fair Market Rent is an administrative bedroom-specific standard, not observed asking rent. These figures should not be treated as listing averages or lease transaction rents.","q":"Are the bedroom rent figures measured rents for 89142?"},{"a":"It is a mechanical calculation using annualized Zillow asking rent divided by 30%. It is not financial advice, a statement of affordability for any household, or an applicant qualification rule. The ACS burden statistic is separate: it reports the share of surveyed renter households paying at least that threshold for gross rent.","q":"What does the 30% required-income figure mean?"},{"a":"The figure divides annualized ZIP Zillow asking rent by Redfin’s direct ZIP median sold price. Because it combines an asking-rent index with a resale median from separate source systems, it is only a cross-source screening ratio. It excludes property expenses, financing, taxes, insurance, maintenance, vacancy experience, and property-specific rent evidence.","q":"How should the resale rent-price screen be interpreted?"}],"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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